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OLD POLICE STATION REUSE DRB 2001 Garvin Group Old Police Station Reuse , 17.Central Street w .� r: i aSalem ® Redevelopment Authority September 19, 2001 VIA FACSIMILE Michael Garvin, The Garvin Group c/o George Atkins, Counsel Salem, MA 01970 Mr. Atkins: Thank you for your recent presentation to the SRA regarding the Old Police Station Redevelopment Proposal. I wanted to take a moment to remind you of an upcoming deadline regarding your project that is fast approaching. As you know, the deadlines for completion of permitting and financing for your project, as per the LDA between the Garvin Group and the City of Salem (as amended and extended), is September 28, 2001. (This date reflects that the original deadline of August 28 had been previously extended.) At the SRA meeting on Wednesday, September 12, The Garvin Group informed the Board that you were revising the development proposal, and that for several reasons the redevelopment proposal had been significantly reduced in size and scope. In light of these changes,you asked the board of the SRA to grant you an extension to the September 28 deadlines for completion of permitting and financing for the project. The Board of the SRA voted (5-0) to grant you a conditional 30-day extension on your permitting and financing deadlines. That extension was conditioned on the Garvin Group making a complete submittal of your revised plans to the Planning Board for site plan review at their September 20`h meeting. At this time, this Department has not yet received that submittal of the revised development plans. I wanted to remind you of this condition in order to give you every opportunity to submit your new plans for site plan review in advance of the Planning Board meeting on Thursday. If you have any questions, please do not hesitate to contact me. We are all eager to see your revised redevelopment proposal. Sincerely P Jose h P. Walsh, Jr. cutive Director CC: Chairman Robert Curran and members of the SRA Chairman Walter Power and members of the Planning Board John Keenan, City Solicitor One Salem Green • Salem, Massachusetts 01970 ^ (978) 745-9595, Ext 311 • Fax (978) 740-0404 RONAN, SEGAL & HARRINGTON ATTORNEYSATLAW FIFTY-NINE FEDERAL STREET JAMES T.RONAN(1972-1987) SALEM,MASSACHUSETTS 01970-3470 JACOBS.SEGAL MARY PIEMONTE HARRINGTON GEORGE W ATKINS, 111 KATHLEEN M.O'HAGAN GARY DAVIS,JR. TEL(978)7444)350 FAX(978)744-7493 FILE NO. OF COUNSEL - JOHNH.RONAN September 20, 2001 HAND DELIVERED City of Salemcr, Planning Board �F' C) m'I 120 Washington Street �z Salem, MA 01970 Attn: Walter Power, Chairman r{ ' 0 RE: 17 Central Street Dear Mr. Power: Enclosed for your review are the following modified plans regarding the above- referenced project: 1. Elevation and Floor Plans (10) 2. Site Plan (10). These modifications will be presented at your regularly scheduled meeting this date. ry truly yours, CJ o rge W. Atkins, III Attorney for the Garvin Group GWA/cf Enclosure CC: Salem Redevelopment Authority John Keenan Joseph P. Walsh, Jr. Tt1EGARVINGROUP� „�. " '= y ' ' se+rERcrco-oPeRairuesANK. � ' ��k S " x , S ,� r'. #. P ORDER OF'' �t ,*!1000.001"' , ,N T'3:Cd FE 'tom mR' p �'x k«& �' t {f 5 7 i8 t Y • a°#t�' t- G....#��^ UtT' h3 3+ 3. Ten Thousand and 00/100 bOLLARS ' w .K # t .�Pd i N�B201f04 � l .sel�Q .:•= �"-'fi a e". �fi�#L +xa { �3 �, 3' t F.. '� �� x t' i ,q E�+* C L�� g 4c�c f x. A'.«, `'� 1 i �� d a�r'i i��e�;:. �"� _ 'i-� u1, �F.y�r,.� r•ap 4 t ty tLH '� '�`. ?rz �'-s '' +, '^-rid� � n x x» _MEMO -Deposit on old police station a VOID 203611' r , . 2 h`137 21.451.: 06300386711 -- --- - - ---- --------- THE GARVIN GROUP 2036 Salem Redevelopment Authority 04/11/'01 Miscellaneous 10,000.00 Beverly Co-op Bank G Deposit on old police station property 10,000.00 / �I w Salem Redevelopment Authority August 7, 2001 George Atkins Ronan, Segal, and Harrington 63 Federal Street Salem, MA 01970 RE: Emmerton Hotel Design Review Board Submission Dear Attorney Atkins: At a regularly scheduled Design Review Board meeting on August 2, 2001, architect Dennis Gray presented design plans for the proposed Emmerton Hotel located at 17 Central Street. As we discussed with Dennis Gray at this meeting,there are several items that need to be included with the proposal in order for the Design Review Board to conduct a thorough review. Please submit to the SBA's Design Review Board the following: 1. As required by the Urban Heritage Plaza East Plan (Section C, Part 5, Landscaping Design Criteria, p. 77) a coordinated landscaped design for all adjoining and neighboring redeveloped parcels of land is required. The site plan submitted to the Design Review Board does not include a landscaping plan. Please provide a landscaping plan for the site. In particular,the site plan shows several planting areas on the site, but does not provide information as to the number, type, or location of the landscaping to be planted in the area. The landscaping plan should also indicate existing and proposed paving materials. Details for new paving materials should be included(ex: new curbing, brick paving, etc.) 2. Please provide elevations of each fagade of the addition. Elevations showing the southern and western sides of the fagade have been provided; elevations showing the northern and eastern side of the fagade have not. One of the elevations which has not yet been submitted includes the proposed main entrance for the Hotel. This elevation in particular is of critical importance. In addition, the elevations that have been submitted do not match the floor plans submitted in several places. For example,the floor plans show the building with a courtyard and the elevations show the building without a courtyard. The DRB will need to see a rendering of the proposed courtyard as part of its review. Also, in some cases windows shown on the floor plan do not now seem to match up with the windows on the elevations. One Salem Green • Salem, Massachusetts 01970 - (978) 745-9595, Ext 311 • Fax (978) 740-0404 3. The elevations that were submitted to the Design Review Board indicate the removal of several windows along the existing Charter Street fagade. Please detail why these windows have been removed and not been incorporated into the proposed Charter Street elevation. 4. The submission to the Design Review Board does not include window details and specifications. Please include detailed information on all new windows and any relevant information on the restoration of existing windows. 5. The site plan submitted to the Design Review Board does not include a lighting plan. Please provide a lighting plan and details for all proposed light fixtures. 6. The site plan indicates fencing along the rear of the property and along Central Street. Please provide a detail for both the fence and the gate to be constructed on the site. 7. The site plan shows two retaining walls to be constructed on the site. Please provide a detail of both retaining walls. This should include building materials, dimensions and other information to necessary for review. 8. Detailed elevations should specify specific materials, forms and dimensions. Please include details for specific architectural forms (lintels, cornices, quoins, etc.) and materials. Material samples, color renderings and other specific information may be requested by the Design Review Board to ensure the compatibility of the project. 9. As required by the Urban Heritage Plaza East Plan (Specific Design Criteria,p. 72), all proposed signs shall be reviewed to assure their compatibility with the overall design of the project. Please submit detailed information on the design of all exterior signage. In order to expedite the review process, the Design Review Board scheduled a special meeting for the Emmerton Hotel on August 14, 2001. Please address these concerns prior to this meeting so that the Design Review Board can conduct a thorough review of the proposal. If you have any questions, feel free to contact me at the Department of Planning and Community Development at(978) 745-9595, extension 311. Sincerely, Don Giard Senior Planner Cc: Joseph Walsh, City Planner/Executive Director of the Salem Redevelopment Authority Robert Curran, Salem Redevelopment Authority Chairman Members of the SRA and DRB Dennis Gray, Architect 9 CITY OF SALEM, MASSACHUSETTS g PLANNING DEPARTMENT 7 0 1 ONE SALEM GREEN i 01970 t e (978)745-9595 Ext. 311 Fax (978)740-0404 July 31, 2001 George Atkins Ronan, Segal, and Harrington 63 Federal Street Salem, MA 01970 RE: Emmerton Hotel Planning Board Submittal, 17 Central Street Dear Atty. Atkins: The Department of Planning and Community Development along with other city departments have reviewed the plans submitted for Planning Board review and approval under site plan review. The city offers the following comments and recommendations: 1. As required by Section 7-18(b)(5) of the Salem Zoning Ordinance, location, type, dimensions and quantities of landscaping and screening shall be included in the site plan submission. The site plan submitted to the Planning Board does not include a landscaping plan. Please provide a landscaping plan for the site. In particular, the site plan shows several planting areas on the site, but does not provide information as to the number, type, or location of the landscaping to be planted in the area. 2. As required by Section 7-18(b)(4) of the Salem Zoning Ordinance, location and type of external lighting shall be included in the site plan submission. The site plan submitted to the Planning Board does not include a lighting plan. Please provide a lighting plan for the site. 3. The site plan shows several areas where a fence with a gate are proposed. Please provide a detail for both the fence and the gate to be constructed on the site. 4. This project requires approval of the Board of Health. Please make an application to the Board of Health as soon as possible so that their decision can be included with the Planning Board's. 5. Please meet with Frank Presewski of the Fire Department to address any comments the Department may have. I understand there are several issues, including but not limited to, the location of a hydrant along Central Street, whether a flow test was completed, and the location of a city master box. 1 y 6. The site plan shows a courtyard to be proposed at the site. Please provide a detail and/or elevation of the courtyard for the Board's review. 7. The site plan shows two retaining walls to be constructed on the site, one on the Central Street portion of the site and one to the rear of the structure. Please provide a detail of both retaining walls and their heights. 8. There is a sidewalk shown on the plan which connects Charter Street to hotel entrance. Please provide a detail of the sidewalk on the plan. 9. At the Planning Board's July 19, 2001, the developer presented plans which showed an underground parking facility for approximately 42 vehicles. Revised plans showing the underground parking facility should be submitted to the Planning Board for their review and files. The plans should include the slope of the entrance to the garage, how the drainage for the garage will be handled, and how the dumpsters will be emptied. In addition, the construction of the garage appears to be adjacent to the two story structure abutting the site. What precautions will be taken during construction concerning its proximity to the adjacent foundation? 10. There is an access easement located in the rear of the site from Charter Street to those structures abutting Essex Street. Please show this easement on the site plan. In addition, with the construction of the underground parking facility under the existing easement, how will access be maintained for those structures during construction? 11. At the Planning Board's July 19, 2001 meeting, the Board discussed how traffic would be managed during construction. Please provide a construction traffic management plan for the Board's review. 12. Please provide elevations of each fagade of the addition. Elevations showing the southern and western sides of the facade have been provided; elevations showing the northern and eastern side of the fayade have not. In addition, the elevations submitted do not match the floor plans submitted. For example, the floor plans show the building with a courtyard and the elevations show the building without a courtyard. Also, in some cases windows shown on the floor plan do not seem to match up with the windows on the elevation. Please revise the elevations to show a building with a courtyard, etc. 13. Under Section 7-18 (b)(21), the Planning Board shall review each site plan for its adequacy of loading facilities. The site plan submitted does not show a location or method for loading and unloading. Please provide a loading facility on the site plan or provide information to the Board as to how loading and unloading will be conducted at the site. 1 14. As required by Section 7-18(b)(4) of the Salem Zoning Ordinance, location and dimensions of utilities, gas, telephone, electrical, communications, water, drainage, sewer and other waste disposal shall be included in the site plan submission. The site plan submitted to the Planning Board does not include the dimensions of the water and sewer, nor their location. The plan refers that the location and dimensions of the water and sewer will be determined by the project architect. Please provide a plan which shows the location and dimensions of the water and sewer connections. The plan submitted does not refer to the location or dimensions of the gas, telephone, electrical, or other communications wiring. The plan refers that the location and dimensions for these utilities will be determined at a later date. Please provide a plan which shows the location and dimensions of these utilities. 15. There has been no traffic information provided with the Planning Board submission. As stated in Section 7-18(b)(22) of the Salem Zoning Ordinance, the Planning Board shall review the adequacy of the traffic circulation system. Please provide information pertaining to traffic circulation and numbers of vehicles to and from the site for the Board's review. In addition, please provide the Board with a plan as to traffic circulation of the underground parking structure, in particular, where vehicles will be located off or on site when it is necessary for another vehicle to exit the facility. Please address these concerns so that this information may be discussed at the Board's next regularly scheduled meeting of September 6, 2001. If you have any questions, feel free to contact me at the Department of Planning and Community Development at (978) 745-9595, extension 311. Sincerely, Denise Sullivan Assistant City Planner Cc: Joseph Walsh, City Planner and Executive Director of the Salem Redevelopment Authority Walter B. Power, III,Planning Board Chairman Robert Curren, Salem Redevelopment Authority Chairman KN NI i Wrt Mu x_x_ _ e'cryrm nR 4l _ _ _ _ _ _ ___ _ __ _ _�•�::fwr. _ _ ___ :•K y_ _ __ _ __ 1 STORY _- pp�� ____ ___ _ - __ _ _ •r_ � _ _ �_ —_ ONE - - _ :r ::fT :" - - IRUB7 - ...y-a1- ._............._._. ....... - - - •-.zL�_:--- •- ... -:•-k-....._,--._..._.:_— --- '- - - — --- - _— a]wwws .`:i Tic •-:-�::_ ::«i�cli?-r_<�:i...,•--'=•-- -- CONCRE)E y-. r i A. F s •• F 1[ ` &'RNARp �.: g _ �0 § r ] STORY BR,C , I li ZT1 lir} T J T y ' - � i t [- +� FFI�C �� E -� BULFIN N BUIL .._ NW./INEE TRUST I LOT AREA = 16,871 SF _�r PROPOSED BLDG FOOTPRINT = 8434 SF AR"REALTY [Fcr ] STORY ® O WOOD / I �\ i ..�:. may✓ _— vbrt CO f - GAS 1[i PK#l[ f6 COnRR 9CfO.0 A, �'.. nMRMT WS M tµ O N., 1 uwin iwe Gray Architects, Inc. S I T EP L A Architecture and LandscapeArch ite cture EMMERTON HOTEL DA Bq — Belem m...e.hueae 0 SCAU: le 20' 745 - FAX BVH Vu e47 9 SALEM, MASSACHUSETTS E—Mail crsAYAecu ® eaeero LOCKED a SPA NEW ADDITION: 3433 SQ. FT. o a EXISTING BUILDING: 5007 SQ. FT. po MECH. DRESS, DRESS —a rNq— z a N mMEN 8}APP Y£N SUff MECHANICAL r 3 6 � KITCHEN a IZ OP ELEE VAATOR Vow x Y ELEC. RM. EXERCISE ROOM mlL BASEMENT PLAN EMMERTON HOTEL Gray Architects, Inc. BASEMENT PLAN Architecture and Landscape Architecture SA Darby Square — Salem. Maaaachu—tta 01970 SCALE: 1/I6" = 1'-0" SALEM, MASSACHUSETTS ' L 976 745 4404 - TAX 676 745 6476 E-Mail : GRAYARCH]TECiSOm.r,- -m ❑ (C) a- O (D ® X250 SF D P22 SF 2Z2 SF ! 222:SF NEw ADDITION: 3433 Sq. FT. ® 290 SF 4 E)bSaTING BUILDING: 5007 Sq. FT. O: 9 240 SF 290 SF g O o 00 xOuseNeePlxO a . 335 Y 0 O 95 sF� O ® 350 3F C3 Q ED0 s1JDING 355 sr DDOR E UP DN FUNCTION ROOM 955 SF ❑ 950 3F ❑ � o Q Q ti R.I do S NY SECOND FLOOR PLAN Gray Architects, Inc. E M M E R T O N HOTEL Architecture and landscape Architecture SECONDFLOOR PLAN DA Derby Square — Salem. Lauechu tta 01670 SALEM, MASSACHUSETTS TEI. 976 745 4404 - F'AX. 878 746 5476 SCAM: 1/16" 11_00 E—Mail ORAYARC}prEC'ISOmen.com Bm a ❑ m ® ?w OF e Y22 BP 222 BP 222 Sr 0 ® gdo SF NEW ADDITION: 3433 SQ. FT. E}(ISTING BUILDING: 5007 SQ. FT. ED 0 4 � leo SF Rd0 BF 00 ELEVATOR LOBBY - per SEL ;L - -- - OFFICE }?iONT t11 BI :; ::: O `-------- • :;::-----:: `- - woNce ------------ -:------------------- --------r-- ---- ::::. M=E - --------- ->"+ ELeveroE i COATS =..... w GIFT SHOP SERVICE KITCHEN ON seF:v. RESTAURANT Oman a ENTRY/ DINNG ROOM WAITING IN a a is V® FIRST FLOOR PLAN EMMERTON HOTEL Gray Architects , Inc. Architecture and Landscape Architecture FIRST FLOOR PLAN ' 9A Derby Square — Sale=. YeaeecbueetFa OFBTO SCALE: 1/16" = 1'-0" SALEM, MASSACHUSETTS TEE-970 745 4404 — FIT£ 976 746 8479 0 0 ❑ ❑ �2" SF 0 - • on SF 222 SF 222 SF ❑ NEW ADDITION: 3433, SQ. FT. �® ® 280 SF EXISTING 13UILDING: 5007 SQ. FT. • o Q a o 2p6 SF - 2" SF ❑ ❑ x°usexser'wc - au SF ❑ gas SF 0 960 SF 00 _ sy°wc I 955 SF ODOR STAIR UP ON ❑ �a BEIAW ----------------- 336 SF ,___.______...__ 358 SF ❑ FUNCTION ROOM ❑ BELOW O 0 THIRD FLOOR PLAN EMME-RTO N HOTEL Gray Architects, Inc. THIRDFLOOR PLAN Architecture and Landscape Architecture SCALE: 1/16" = 1'-0" SALEM, MASSACHUSETTS 9A E;°e>a 746 440 e1-FA ° 8�745tB 19°'O E—SIel1 GRAYARCXITlC'ISOmen.com 290 9F 222 SF =29 SF 222 Sr NEW ADPITIQN: 3433 SQ. FT. D 4 250 SF 280 F - N M 10 SADONY AT F�VNTH F7DON FOR THIS THSEE ROOMS ON THIS SIDE NINOQN ONLY 0 EXISTING_ ROOF. BELOW 4�h, 5th & 6th FLOOR PLANS Gray Architects, Inc. 4th, 5th & 6th FLOOR PLANS E Ivy M E RT O IST MOTEL Architecture and Landscape Architecture 81 9A Derby Square — Salem. Leaall 745 is OIBTO SCALE: 1/16" = V-0" SALEM, MASSACHUSETTS i TF1. H'iH '745 4404 — FAX frill 746 Bt'FB E—Mail : CRAYARCHTTECT50mav.com Cd BIH 11EEIRIM11 JUL ® ® ® Fr r-51 ---- Moo ® ® ® oo no F R1 T E L E V A T I O N EMMERTO N HOTEL Gray Architects, Inc. 4 FRONT ELEVATION Architecture and Landscape Architecture BA Derby Squera — Selem. Leuechvsette 01800 SCALE: 1/16 = 1'-0" SALEM, MASSACHUSETTS T L 976 743 4404 - FAX 976 745 6479 E—Nell ORAYARCH]TEC'ISOmsn.cem s y e RIGHT ELEVATION EMMERTON HOTEL, Gray Architects, Inc. RIGELEVATION Architecture and Landscape Architecture BA Derby 6querc — S&leARCH N4esa qn.c m 01940 SCALT : 1/16" = f—On SALEM, MASSACHUSETTS ,� 946 446 4404 — FAX 946 446 6449 E—Nell GRAYARCNITFSlSYnfen.com I 3 U Citp of Salem, Aar.qarbu.5ett5 t a. %I Planning 36oarb ;rCi�I (One Salem greenu Cj'i 42: C� SALEM PUNNING DEPT City of Salem Planning Board Will hold a public hearing under Section 7-18, Site Plan Review of the City of Salem Zoning Ordinance at the request of the Garvin Group, LLC for the property located at 17 Central Street. The proposed project includes the demolition of the two wings of the building and the construction of an addition to the rear of the building. The addition is approximately 20,598 square feet in size and six stories in height. The site will house a hotel including approximately 55 rooms, a restaurant, a spa, and conference space. The hearing will be held on Thursday, July 19 at 7:30 PM in the third floor meeting space at 120 Washington Street. The hearing will be held in accordance with Massachusetts General Laws, Chapter 40A and the rules and regulations of the City of Salem. A copy of the application and plans is on file and available for review during normal business hours at the office of the Salem Planning Department, located on the second floor of One Salem Green. Walter B. Power, III Chairman f t r , -9595 ext. 311 Fax (978) 740-0404 mea, Salem, Massachusetts 01970 (978) 745 � I s 6 CHAIN LINK I STORY ,j H. —"—� VENTILATION SHAFT BRICK ONE SEVENTY 7 REALTY TRUST U� l a o a a 17 STALLS-2 CARS PER STALL L�S� 8 CARS IN AISLE CONCRETE 42 CARS TOTAL - BIOCK f C --------------- r � D { D D BERNARD'S/NC E ELEV. MACHINE STORY BRICK ------'-'- L LOBBY BASVEM[ENT FLOOR FOR RAMP UP MECHANICAL woloal 9RAlP >�+ BSAR 6666dd�3 EI"CHEN BULFINCH BUIL NOMINEE TRUST uP ce ATOR ARXO REALTY q ELEC. RM. 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S . I T E P L A Architecture and Landscape Architecture an n :>y sauere - se[ 01070SCALE: 1e 20' EMME TON HOTEL EL BTB Tay aaoa - FAX 978 945 6479 SALEM, MASSACHUSETTS a-meu eRAYAftC1mLCT50men eem LOCKEJiS SPA NEW ADDITION: 3433 SQ. FT. 0 EXISTING BUILDING: 5007 SQ, FT. MECH. DRESS, DRESS C a N MECHANICAL MOVEN STAFF YEN STAFF 4 4 a w KITCHEN a U �2 UP ELEVATE. O w - - ELEVATOR Z X ELEC. RM, EXERCISE ROOM TOLET u BASEMENT PLAN EMMERTON HOTEL Gray Architects, Inc. • BASEMENT PLAN Architecture and Landscape Architecture SCALE: 1/16" = 1'-0e SALEM, MASSACHUSETTS 9A nEL B 7 e - seAem.FAX 978 745 6 oL9To TEL 978 T45 4404 - FAX 9YB '145 B479 E-me0 GRAYARCHTFECTSOn�en.com P22 SF 2z2 SF Z22SF ED N" ADDITION: 3433 Sq. FT. ® 220 SF 9 E)dSTIN¢ BUILDING: 5007 Sq. FT, O or 9 '.2Q0 SF 2w SF � ❑ 0 00 HOUSEKEEPING ❑ bo 335 n ❑ LJ xu Sr n z ® 350 SF Q 00 S14DING 355 SF COON a C'D UP DN ❑ FUNCTION ROOM ass SF ` ❑ 358 SF Ellp N"ILONY S"ILGNY SECOND FLOOR PLAN EMMERTON HOTEL Gray Architects, Inc. SECOND FLOOR PLAN Architecture and Landscape Architecture SCALE: 1/16" = 1'-0" SALEM, MASSACHUSETTS °" Derby 96 Square 440'-F, 978 745 8479 E-Nell w GRAYARClVFEC'ISOmen.com 1 a 0 8 RBB 9F 222 EF 222 SF 222 SF 0 ® NPW ADDITION: 3433 SQ. FT. • �® ® ?do:SF E�q$TING. BUILDING: 5007 SQ. FT. 0 0 260 OF 040 sF EUNATOR WRBY . ❑ ❑ II' TELtj 11 II:I I: oeelce r-_.._..., r.............. OFFICE ii� I i o QRONT HI© I3 B l� Il- ;::: DE1 I SA._.._._L:i_.....__..._ :_..... LOUNGE: spsxcE E ATOR COATS _..... to, GIFT SHOP SERVICE KITCHEN ❑ ON sERYBonn a RESTAURANT DINING ROOM ENTRY/WAITING FIRST FLOOR PLAN EMMERTON HOTEL Gray Architects, Inc. FIRST FLOOR PLAN Architecture and Landscape Architecture SALEM, MASSACHUSETTS 6A rx=nY Spuere - Salem. N4safic 61oleo 74 6 SCALE: 1/16" = 1 -�6 TEL e]B 746 4404 - FAX e]B ]46 a]B E-Mail GRAYARCHI]ECTSd�nen.cram I ❑ © 0 �2W SF ❑ El 11 R27 5P 222 SF 222 SF Q NEW ADDITION: 3433 SQ. FT. �® 290 sF 9 EXISTING IPUILDING: 5007 SQ. 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ROOF BELOW 4th, 5th & 6th FLOOR PLANS Gray Architects, Inc. 4th, 5th & 6th FLOOR PLANS EMMER-TON MOTEL Architecture and Landscape Architecture SCALE: 1/16" = V-0" SALEM, MASSACHUSETTS TEI.n�ro, Square - Salem.FAX 976laceto 01BTO BT8 T45 4909 - F.UC BTB 796 8979 E-Mail GRAYwRCHFI'£C'ISOmse.eom El ® ® ® ® ® ® 00Lamm 00 _ F R N T E L E V A T I O N EMMERTON MOTEL Gray Architects, Inc. FRONT ELEVATION Architecture and Landscape Architecture BA Derby Square — Salem. ma—achuaetae 01970 SCALE: 1/16 = 1'-0" SALEM, MASSACHUSETTS , L 976 745 4404 — FAX 676 745 6479 E—Mail GRAYARCHITEt'ISOmen.com fifluumfiffig HORRID —— — —— -- —--------------- — — --— —'— — —— ——'—'I ------'-- EHA RIGHT ELEVATION EMMERTON HOTEL Gray Architects, Inc. 4� RIGHT ELEVATION::] - Architecture and Landscape Architecture SCALE: 1/16" = 1'-0" SALEM, MASSACHUSETTS 9A Derby 9quett — 3elem. NassacD 46 a OlBYO TEL 979 746 4404 — FAX 9.e Y46 .a6479 01 E—Mail GRAYAACHITEClSOman.com I HERITAGE PLAZA EAST URBAN RENEWAL PLAN EXCERPTED SECTIONS FOR SRA BOARD MEMBERS July 11, 2001 1. Introduction and Goals of the Urban Renewal Plan (pgs. 5-10) 2. Urban Design Criteria (pgs. 61- 79) ified in the aforementioned resolution in order to a restore the Area to conditions of health, safety, amenity and economic viability which will promote. the best interests of the City and its people; 2. to develop a land use and circulation plan which will provide a balanced and orderly arrange- , ment of land and building uses and supporting ser- vices and facilities in the interest of long-term revitalization of the Project Area as the corner- stone for renewal of the central area of the City; 3. to undertake such public actions and activities as may be necessary to implement the land use and circulation plan, including but not limited to the following major programs: a, a balanced program for the acquisition . of real property and/or interests in real property within the Project Area to provide for: 1) clearance of structurally substandard buildings which are impractical of reha- bilitation and such other buildings or parts thereof as may be needed to achieve sound and orderly land use and circu- lation relationships ; 2) opportunities for reassembly of land parcels of proper configuration and di- mensions to support economical new con- struction in keeping with the overall land use plan; - 6 - • redevelopers obligations hereinafter set forth: 4. to organize and implement an orderly program for acquistion and demolition of indicated structures , re- location of site occupants , reassembly and disposition of land parcels for new construction and land and buildings for rehabilitation, installation of site improvements and construction of new buildings and fnr�iai.ties in such a manner as to minimize disruption to bi:sinesses and facilities both to remain and to be displaced; 5) to create, through the development and application of appropriate urban design criteria, a central city urban environment sympathetic to and conducive of the preservation and enhancement of historic and archi- tectural values associated with land areas and buildings within the Project Area and to the construction of new buildings and facilities compatible with the preservation and enhancement of such values , and consistent with the needs of the City and its people for new and expanded residential and non-residential opportunities , services, facilities and amenities; 6) to insure a preferential position in the dispo- sition of land and buildings to present occupants and owners of properties in the Project Area who will be displaced as a result of clearance, rehabilitation and redevelopment activities ; 7) to accomplish, through preservation and enhance- ment of a continuum of uses, architectural character and 9 - S qualities, and urban form symbolic of the historic • process of growth and change, a coordinated and har- monious development of the Project Area which will, in conformance with the comprehensive plan, promote the health, safety, general welfare and amenity of the City and its people. , 3. Tunes of Ptoposed Renewal Actions Proposed renewal action within the Project Area shall consist of clearance and redevelopment, rehabilitation of properties to remain, changes in land use and circulation, provision of public improvements and supporting facilities and historic and architectural preservation. a. clearance and redevelopment activities will include: (1) acquisition by purchase, donation, or eminent domain of real property and/or interests therein. (2) demolition and removal of buildings and improvements thereon; (3) reassembly of acquired property; (4) disposition of acquired property to pri- vate developers, to the City and/or other public agencies in accordance with the provisions of the Plan. b. rehabilitation activities will include: (1) repair and improvement of basically sound - 10 - URBAN DESIGN CRITERIA HERITAGE PLAZA-EAST URBAN RENEWAL PROJECT SALEM ESSEX COUNTY, MASSACHUSETTS A. INTRODUCTION 1. Purpose and Intent To ensure the sound and attractive redevelopment of the Heritage Plaza-East Urban Renewal Project, redevelopers will be required to meet certain design criteria. These criteria will serve as a guide for individual redevelopers in preparing architectural., site and landscaping plans and as a basis for the review of these plans by the Authority. They .are based upon performance and flexibility to meet conditions in the Project area and surrounding central city area of of Salem. The overall objective is directed not .only toward improvement of the Project area; but also to the creation of a central business district that can favorably compete in today' s market. Local conditions. and the historical importance of the Town Hall area and Derby Square will be major considera- tions. In this context, owners and occupants of structures (both new construction and rehabilitated and/or restored existing - 61 - structures to remain) , located in the Town Hall Area, as such area may from time to time be defined by the Authority, shall be entitled to proportional representation in the management and operation of a district committee, which committee' s purposes shall include the management, operation and preservation. of the restored area. All such owners .and occupants shall. be required to participate in the development of appropriate regulations and programs- for the management, operation and preservation of the restored area, and to abide by said.. regulations and programs, unless, upon appropriate petition for relief for reasons . of financial hardship or other impracticality, received and granted by the Authority, any or all of the requirements of the said regulations- and programs shall be waived for an individual owner and/or occupant. 2. Application The provisions of these standards are mandatory and apply to all existing-to-remain buildings and new development in the project. These basic standards are not confined in their .application to the building within its property lines but also apply to its impact upon the environment, provisions for access and circulation, and for essential services and facilities. In all cases, standards shall be interpreted - 62 - h within the intent of the general objectives outlined or implied. 3. Applicability of Other Codes, Ordinances, and Regulations The requirements set forth in these standards shall supple- ment all state, county and local codes and ordinances applica- ble to the regulation and control of existing buildings, any repair or renovation thereof, and new construction. 9. GENERAL DESIGN CRITERIA Redevelopers will be required to meet certain design objectives and criteria, in order that sound and attractive development , will be achieved. . The desired goal is a proper integration of rehabilitated buildings .and new development into a harmonious central city residential/commercial area. The design of particular elements shall be such that the overall redevelopment of the renewal area wills 1. Provide an attractive residential/commercial environment, blending the character of the historical structures, other existing-to-remain structures and proposed redevelopment; 2. Provide for the proper allocation and dimensioning of open space i_n relation to new buildings and existing buildings to remain; 3. Provide pedestrian walks which are: oriented to the directions _ 63 - of maximum use, separated and protected from vehicular routes, and designed to derive benefit from topographical conditions and views; 4. Provide for the control of signs by the Authority in order to exclude garish or inappropriate signs and encourage the use of architecturally and historically compatible signs and other display devices; 5. Provide an improved traffic flow and access within the area with appropriately paved streets, curbs, sidewalks and good drainage 6. Provide unobtrusive parking and loading areas, appropriately screened and landscaped to blend harmoniously with the historic character of the area or the character of new construction; 7. Provide improvements and utilities to service the area adequately; and 8. Utilize the full potential of the historic environment to encourage development of recreational and tourist-oriented services and attractions. C . SPECIFIC DESIGN CRITERIA 1. Site Design Criteria a. Site development materials, including plant materials, shall. be easy to maintain and of a character appropriate - 64 - for use in a historic residential/commercial central • city area. b. All open spaces, pedestrian walks, parking areas, and interior drives shall be designed as an integral part of an overall site design, properly related to existing and proposed buildings. c. Attractively landscaped open space shall be provided, which will offer maximum usability to occupants of the buildings . for which they are developed. . d. Materials used in paving grade level parking areas, walks and other surface areas shall be pleasing to view and safe for pedestrian traffic. Varying textures of materials and other design devices shall be used for this purpose. Brick shall be considered .for accents and featured spaces. e. Parking structures and areas shall be designed with care- ful regard to orderly arrangement, topography, relation- ship to view and ease of access. f. Parking and loading areas visible from streets shall have part of these areas devoted to landscaping or other elements to interrupt paved sections and add interest .to these areas. - 65 - g. Large grade level parking areas shall be subdivided into sections by landscaped dividing strips or landscaped walks. h. Stormwater shall be properly drained to prevent recurrent entrance of water into any basement or cellar. i. Surface water shall be appropriately drained to protect buildings and structures and to prevent development of stagnant ponds. Gutters, .culverts, . catchbasins, drain inlets, stormwater sewers or other satisfactory drainage systems shall be utilized. j , Sewage must be discharged into` a. public sewer system. k. All surface drainage from roofs,' access roads, parking areas, loading arid. unloading; docks shall be collected within the lot and discharged-through pipelines of ample capacity into surface drainage systems, .within the public way., or to other approved discharge point. 1. Utility lines and servibe connections to buildings shall be underground, 2 . Building Design Criteria a. All development, including rehabilitation, restoration, reconstruction or new building, whether historical accuracy be the objective or not, shall be of design and materials which will be compatible with existing-to-remain - 66 - structures and other new buildings in the area. b. All dilapitated portions of existing properties or blighted accessory structures which are not economically repairable shall be removed. c. All exterior appurtenances or accessory structures which serve no useful purpose, or those in a deteriorated condition which are not economically repairable, shall be removed. Such structures include porches, terraces, entrance platforms, garages, carports, walls, fences, miscellaneous sheds, wooden fire escapes, and cellar hatches . d. Structures shall be a harmonious part of the street as a whole and of the character of the central city area of Salem. e. In developments where there will be more than one .building on a single site, such buildings shall be designed as an integrated part of an overall site design related to other surrounding development and topographical conditions. f. Treatment of the sides and the rear of all buildings shall be comparable in appearance and amenity to the treatment given to the street frontage of these same buildings. g. The design of buildings shall take optimum advantage of available views, prevailing winds, and topography and shall - 67 - provide, where appropriate, separate levels of access. h. Walks and steps shall be provided for convenient all-weather access to the structure constructed so as to provide safety, reasonable durability and economy of maintenance. Exterior steps shall have a handrail on at least one side. i. Maximum consideration shall be given to sunlight and venti- lation requirements. j . Sagging of floors, partitions or stairs, and bulging of exterior walls shall be restored as near as practical to an acceptable level or plumb position, and supported or braced so as to prevent a .recurrence of these conditions. Stair railings shall be rigid. Individual structural members in a seriously deteriorated condition. shall be replaced. Loose jointing of structural members shall be restored to original rigidity. k. Exterior walls shall provide safe and adequate support for all loads upon them. Serious defects shall be repaired and cracks effectively sealed. 1: Brick walls, chimneys and other existing masonry shall be repointed, repaired, cleaned and weather proofed, as needed. m. Exterior walls, roofs and all other parts of the structure shall be free from loose and unsecured objects and materials. _ 68 _ Such objects or materials shall be removed, repaired or replaced. n. Exterior basement and foundation walls shall prevent the entrance of water or moisture into a basement or crawl space area. Cracks in the walls shall be effectively sealed, and loose or defective mortar joints shall be replaced. o. Roof covering, if sloping and visible from a public way, shall be of shingles (slate, asphalt, asbestos, etc. ) or metal or other acceptable material and textures of approved colors. p. All visible metal work in such roofs, except copper, shall be painted or integrally colored in an approved color. q. All exterior building faces to be constructed of red brick or stone*; no porcelanized metal, other metal or reinforced plastics shall be used; no exposed concrete block, cinder block, lightweight aggregate or similar materials shall be permitted as facing or exterior wall surface ; however, *N.B. Properly treated wood siding and trim may be used on rehabilitation work on structures of historic and archi- tectural value where such materials were originally used on the building, subject to the express approval of of the Building Inspector and Fire Department. - 69 - exposed concrete (poured in place or precast) may be used as articulated structural materials for piers, columns, lintels or beams or other elements of the structural frame. In addition, and upon specific approval of the Authority, exposed concrete, properly treated, colored and textured, or glass curtain walls may be used as an exterior surface material where the use of such material is an organic com- ponent of om-ponent . of the structural. system for a particular building. 4. Unity and compatibility with adjacent structures is to be achieved to the extent possible in new construction; restora- tion and rehabilitation work, through the consideration of the following components. of exterior appearances (1) nature and use of surfacing materials; (ii) height of cornices, belt courses, lintel and sill levels, articulated floor levels and other horizontal building features; (iii) spacing and proportion of columns, piers and other elements of the basic structural grid; (iv) spacing and proportion of window and door openings, bays or other aspects of building fenestration; (v) colors, textures and the general nature . of exterior materials and treatment, including building ornament and trim. - 70 - • s . All structures to be designed to be compatible with the overall spatial environment created by the placement, in- cidence and dimensions of public and private open spaces and adjacent buildings ; in general, and within the height limits elsewhere established in the Plan, the following standards should be observed; 1. Maximum and Minimum Heights, Non-Residential, Mixed- Use and Elevator-Serviced Residential Buildings Except as Otherwise Approved By the Authorltyi (i) no structure should exceed , a height of 2 times the distance from the centerline of the public way along the primary building frontage,measured at a right angle to the closest point on the face of the structure; no structure should fall below a height of 1 times the distance from the centerline of the public way along the primary building frontage, measured at a right angle to the closest point on the face of the structure. 2. Set Backs Except as otherwise approved by the Authority, no set backs shall be allowed for properties abutting on a. publicly provided open space . - 71 - r 3, Sign Design Criteria a, In conjunction with review of redevelopers' proposals, all proposed signs shall be reviewed by the Authority to assure their compatibility with the overall design of the Project. b. Signs not directly related to project uses are prohibited. c. Signs shall be limited in location to the disposition parcel in ,wlich the principal use is located. d. Adjacent property owners shall coordinate the size and type .of their, signs. e, Sign Design .Objectives: 1) to establish control over sign design., location and placement to minimize conflict and to insure a harmonious relationship among signs of varying purpose and with the qualities of the architectural and spatial environment within which signs are to be loeated; 2) to: establish control over sign design, location and place- ment to insure that the use of signs and other display devices is consistent with the informational purposes for which they are intended recognizing the variety of pur- poses which signs or display services may serve) - 72 - 3) to establish control over sign design, location and placement to insure that the use and design of signs and display devices becomes a positive element of urban form. f. Sign Design Standardsi 1) use of signs and advertising display devices, a) signs and advertising display devices shall be classified in three categories, as follows 1) public safety and traffic control signs and display devices; 2) informational signs and display devices of a general nature; 3) private business signs and display devices, keyed to the type of informational display required by individual businesses; b) priority for location; placement and design shall be given in descending rank order of categories 1) , 2 ) , and 3) ; wherever conflicts in proposed sign locations, design or placement occur, priorities indicated shall be applied to resolve conflict. 2) Contents The content of all signs and advertising display devices shall be limited to such text and graphic symbols as necessary to convey the desired information] economy in - 73 - use of text and graphic symbols shall be a general rule; in general, business signs shall be limited to the use of one characteristic graphic symbol, identifying either the nature of the goods or services offered or identifying the proprietor or purveyor = t and such text as necessary to supplement the graphic symbol, once again limited to identification of the goods or services offered: or identifying the proprietor or purveyor; graphic symbol and text may be combined in one sign orseparated and considered as one sign, provided however, that only one sign,, as .defined above, maybe permitted for each major customer entrance . to a building from adjacent public rights-of-way or parking areasi . no national brand symbols or trade marks shall be allowed except. as approved by the Authority. 3, Size: Size of signs and advertising display devices shall be limited to an area not exceeding one square foot for each linear foot of frontage on public rights-of- way or parking area, per sign fronting on individual rights-of-way or parking area. - 74 4) Construction: All signs shall be stationary and contain no visible or moving parts, nor shall they contain neon or flashing illumination or exposed gas-type illumination• if illuminated, the source of illumi- nation must be shielded from streets, walkways and adjoining properties) no sign shall be allowed to project more than twelve (12) inches from the wall to which it is attached except by special permit, issued by the Building Inspector upon recommendation of the .Authority. Clearance from sidewalk level to the underside of all projecting signs and advertising display services shallbe not less than eight (81 ) feet. - 75 - 4. Service and Facilities Design Criteria a. All utilities and- services shall be provided for each property or project. b. No air conditioning, ventilating or other mechan- ical or electrical equipment, except lighting facilities, may project more than two .inches be- yond the masonry face of a .wall except by specific approval. of the Authority. c, Each .property shall contain provisions for. each of the followings (1) A continuing . supply of safe potable water. (2) .Sanitary facilities and a safe..method' .of sewage disposal. (3) Heating facilities shall be provided for each occupied .unit and other spaces that will (a) assure interior comfort, (b) be safe and con- venient to operate, (c) be economical in per- formance, and (d) be quiet in operation and free from objectionable drafts. (4) Each heating system shall have a recognized approval for safety and shall be capable of - 76 - maintaining a temperature of at least 70 deg. F. within the establishment, corridors, public spaces, and utility spaces when the outside tem- perature is at the design temperature. (5) Domestic hot water. (6) Adequate electricityfor lighting and for electrical equipment used in the establishment. (7) Provisions for the removal of trash and garbage and its sanitary and concealed storage pending removal. 5. Landscaping Design Criteria a. A coordinated landscaped design for all adjoining • and neighboring redeveloped parcels ,of land incorpor- < ating- the landscape treatment for open space, walks, access roads, and parking areas into a continuous and integrated design shall be a primary objective of the Authority. b. Landscaping of all redeveloped parcels of land shall con- sist of plant materials which can survive in an urban - 77 - environment, can provide shade in the summer, and will not become unattractive in certain seasons . Other plant material such as ground cover and shrubs shall be used where trees. are not appropriate. : 6. Project Improvements Design Criteria a. Public Rights-of-Way. All streets, sidewalks, curbs, etc. , . within public rights-of-way, will be designed to the standards of the City- of .Salem and will be consistent With all .design criteria. . b. .. Lighting.. Lighting standards of -clean, compatible, conservative contemporary design and adequate illumina- tion shall be provided as necessary. Exterior lighting may be used to light doors, steps, gardens and drives, but shall be located and shielded to prevent glare on other properties. No flood lighting of buildings, streets, or walkways is permitted except by special approval of the Authority. C. Grading. Existing structures, retaining walls, underbrush, - 78 - and pavement will be removed and the site graded in conformation with the final project design determined by the Authority. D.. DESIGN REVIEW PifIior to commencement of construction, architectural drawings and specifications and site plans prepared by an architect and/or engineer licensed to practice in the Commonwealth of Massachusetts for the' construction or rehabilitation of improvements on the land shall be submitted by the redevelopers to the Authority for review and approval to determine compliance of such drawings., specifications and plans with the Urban Renewal Plan.. Said materials to be submitted 1) at the conclusion of the schematic design phase for preliminary approval and 2) at the completion of contract documents for final action. It is expressly understood that approval of any plans by the Authority applies to any and all features shown thereon, and that acy subsequent additions, deletions or other modifications thereof are required to be prepared by any licensed architect and/or engineer and submitted by the redeveloper for approval by the Authority before actual construction can begin and the construction of all improvements or rehabili- tation shall be supervised by .t-,e architect and/or engineer who prepared such approved plans. In its determination of conformance of redeveloper's proposals with the Plan, the Authority may seek the advice of design professionals and others competent to advise on aesthetic matters and/or compliance with the design intent of the Plan and shall appoint a Design Advisory Committee to assist in such deliberations, said Committee to consist of not less than three nor more than four persons, qualified by training, experience, background and/or demonstrated performance to advise on such matters. - 19- I HERITAGE PLAZA EAST URBAN RENEWAL PLAN EXCERPTED SECTIONS FOR SRA BOARD MEMBERS July 11,.2001 1. Introduction and Goals of the Urban Renewal Plan (pgs. 5-10) 2. Urban Design Criteria (pgs. 61- 79) ified in the aforementioned resolution in order to ' restore the Area to conditions of health, safety, amenity and economic viability which will promote, the best interests of the City and its people; 2. to develop a land use and circulation plan which will provide a balanced and orderly arrange- ment of land and building uses and supporting ser- vices and facilities in the interest of long-term revitalization of the Project Area as the corner- stone for renewal of the central area of the City; 3. to undertake such public actions and activities as may be necessary to implement the land use and circulation plan, including but not limited to the following major programs: a. a balanced program for the acquisition . of real property and/or interests in real property within the Project Area to provide for: 1) clearance of structurally substandard buildings which are impractical of reha- bilitation and such other buildings or parts thereof as may be needed to achieve sound and orderly land use and circu- lation relationships ; 2) opportunities for reassembly of land parcels of proper configuration and di- mensions to support economical new con- struction in keeping with the overall land use plan; - 6 - redevelopers obligations hereinafter set forth: 4. to organize and implement an orderly program for acquistion and demolition of indicated structures , re- location of site occupants , reassembly and disposition of land parcels for new construction and land and buildings for rehabilitation, installation of site improvements and construction of new buildings and f Eiji.ties in such a manner as to minimize disruption to businesses and facilities both to remain and to be displaced; 5) to create , through the development and application of appropriate urban design criteria, a central city urban environment sympathetic to and conducive of the preservation and enhancement of historic and archi- tectural values associated with land areas and buildings within the Project Area and to the construction of new buildings and facilities compatible with the preservation and enhancement of such values , and consistent with the needs of the City and its people for new and expanded residential and non-residential opportunities, services, facilities and amenities; 6) to insure a preferential position in the dispo- sition of land and buildings to present occupants and owners of properties in the Project Area who will be displaced as a result of clearance, rehabilitation and redevelopment activities ; 7) to accomplish, through preservation and enhance- ment of a continuum of uses, architectural character and - 9 - qualities , and urban form symbolic of the historic • process of growth and change, a coordinated and har- monious development of the Project Area which will, in conformance with the comprehensive plan, promote the health, safety, general welfare and amenity of the City and its people. , 3. Tunes of Pioposed_ Renewal Actions Proposed renewal action within the Project Area shall consist of clearance and redevelopment, rehabilitation of properties to remain, changes in land use and circulation, provision of public improvements and supporting facilities and historic and architectural preservation. a. clearance and redevelopment activities will include: (1) acquisition by purchase, donation, or eminent domain of real property and/or interests therein. (2) demolition and removal of buildings and improvements thereon; (3) reassembly of acquired property; (4) disposition of acquired property to pri- vate developers, to the City and/or other public agencies in acoordance with the provisions of the Plan. b. rehabilitation activities will include: (1) repair and improvement of basically sound 10 URBAN DESIGN CRITERIA HERITAGE PLAZA-EAST URBAN RENEWAL PROJECT SALEM ESSEX COUNTY, MASSACHUSETTS A. INTRODUCTION 1. Purpose and Intent To ensure the sound and attractive redevelopment of the Heritage Plaza-East Urban Renewal Project, redevelopers will be required to meet certain design criteria. These criteria will serve as a guide for individual redevelopers in preparing architectural., site and landscaping plans and as a basis for the review of these plans by the Authority. They .are based upon performance and flexibility to meet conditions in the Project area and surrounding central city area of of Salem. The overall objective is directed not only toward improvement of the Project area, but also to the creation of a central business district that can favorably compete in today' s market. Local conditions and the historical importance of the Town Hall area and Derby Square will be major considera- tions. In this context, owners and occupants of structures (both new construction and rehabilitated and/or restored existing - 61 - structures to remain) , located in the. Town Hall Area, as such area may from time to time be defined by the Authority, shall be entitled to proportional representation in the management and operation of a district committee, which committee' s purposes shall include the management, operation and preservation. of the restored area. All such owners .and .occupants. shall. be required to participate in the development of appropriate regulations and programs for the management, operation and preservation of the restored area, and to abide -by said . regulations. and programs, unless, upon appropriate petition for relief for reasons of. financial hardship or other impracticality, received .and granted by the Authority, any or all of the requirements of the said regulations and programs shall be waived for an individual owner and/or occupant. 2. Application The provisions of these standards are mandatory and apply to all existing-to-remain buildings and new development in the project. These basic standards are not confined in their .application to the building within its property lines but also apply to its impact upon the environment, provisions for access and circulation, and for essential services and facilities. In all cases, standards shall be interpreted _ 62 _ within the intent of the general objectives outlined or implied. 3. Applicability of Other Codes, Ordinances, and Regulations The requirements set forth in these standards shall supple- ment all state, county and local codes and ordinances applica- ble to the regulation and control of existing buildings, any repair or renovation thereof, and new construction, B. GENERAL DESIGN CRITERIA Redevelopers will be required to meet certain design objectives and criteria, in order that sound and attractive development . will be achieved. The desired goal is a proper integration of rehabilitated buildings and new development into a harmonious central city residential/commercial area. The design of particular elements shall be such that the overall redevelopment of the renewal area will: 1. Provide an attractive residential/commercial environment, blending the character of the historical structures, other existing-to-remain structures and proposed redevelopment; 2. Provide for the proper allocation and dimensioning of open space i_n relation to new buildings and existing buildings to remain; 3. Provide pedestrian walks which are: oriented to the directions - 63 - of maximum use, separated and protected from vehicular e routes, and designed to derive benefit from topographical conditions and views; 4. Provide for the control of signs by the Authority in order to exclude garish or inappropriate signs and encourage the use of architecturally and historically compatible signs and other display devices; 5. Provide an improved traffic flow and access within the area with appropriately paved streets, curbs, sidewalks and good drainage; 6. Provide unobtrusive parking and loading areas, appropriately screened and landscaped to blend harmoniously with the historic character of the area or the character of new construction; 7. Provide improvements and utilities to service the area adequately; and 8. Utilize the full potential of the historic environment to encourage development of recreational and tourist-oriented services and attractions. C . SPECIFIC DESIGN CRITERIA 1. Site Design Criteria a. Site development materials, including plant materials, shall, be easy to maintain and of a character appropriate - 64 - for use in a historic residential/commercial central city area. b. All open spaces, pedestrian walks, parking areas, and interior drives shall be designed as an integral part of an overall site design, properly related to existing and proposed buildings. F c. Attractively landscaped open space shall be provided; which will offer maximum usability to occupants of the buildings for which they are developed. d, Materials used in paving grade level parking areas, walks and other surface areas shall be pleasing to view and safe for -pedestrian traffic. Varying textures of materials and other design devices shall be used for this purpose. Brick shall be considered for accents and featured spaces. e. Parking structures and areas shall be designed with care- ful regard to orderly arrangement, topography, .relation- ship to view and ease of access. f. Parking and loading areas visible from streets shall have part of these areas devoted to landscaping or other elements to interrupt paved sections and add interest .to these areas. - 65 - g. Large grade level parking areas shall be subdivided into sections by landscaped dividing strips or landscaped walks. h. Stormw ter shall be properly drained to prevent recurrent entrance of water into any basement or cellar. i. Surface water shall be appropriately drained to protect ; buildings and structures and to prevent development of stagnant ponds. Gutters, culverts, catchbasins, drain inlets, stormwater sewers or other satisfactory drainage systems shall be utilized. j . Sewage must be discharged into' a. public sewer system. k. All surface drainage from roofs, access roads, parking areas, loading and unloading docks shall be collected within the lot and discharged-through pipelines of ample capacity into surface drainage systems, .within the public way, or to other approved discharge point. 1. Utility lines and service connections to buildings shall be underground. 2. Building Design Criteria a. All development, including rehabilitation, restoration, reconstruction or new building, whether historical accuracy be the objective or not, shall be of design and materials which will be compatible with existing-to-remain - 66 - s v structures and other new buildings in the area. b. All dilapitated portions of existing properties or blighted accessory structures which are not economically repairable shall be removed. c. All exterior appurtenances or accessory structures which serve no useful purpose, or those in a deteriorated condition which are not economically repairable, shall be removed. Such structures include porches, terraces, entrance platforms , garages, carports, walls, fences, miscellaneous sheds, wooden fire escapes, and cellar hatches. d. Structures shall be a harmonious part of the street as a whole and of the character of the central city area of Salem. e. In developments where there will be more than one building on a single site, such buildings shall be designed as an integrated part of an overall site design related to other surrounding development and topographical conditions. f. Treatment of the sides and the rear of all buildings shall be comparable in appearance and amenity to the treatment given to the street frontage of these same buildings. g. The design of buildings shall take optimum advantage of available views, prevailing winds, and topography and shall - 67 - provide, where appropriate, separate levels of access. h. Walks and steps shall be provided for convenient all-weather access to the structure constructed so as to provide safety, reasonable durability and economy of maintenance. Exterior steps shall have a handrail on at least one side. i. Maximum consideration shall be given to sunlight and venti- . lation requirements. j . Sagging of floors, partitions or stairs, and bulging of exterior walls shall be restored as. near as practical to an acceptable level or plumb position, and supported or braced so as to prevent a recurrence of these conditions. Stair railings shall be rigid. Individual structural members in a .seriously deteriorated condition. shall be replaced. Loose jointing of structural members shall be restored to original rigidity, k. Exterior walls shall provide safe and adequate support for all loads upon them. Serious defects shall be repaired and cracks effectively sealed. 1: Brick walls, chimneys and other existing masonry shall be repointed, repaired, cleaned and weather proofed, as needed, m. Exterior walls, roofs and all other parts of the structure j shall be free from loose and unsecured objects and materials. - 68 - Such objects or materials shall be removed, repaired or replaced. n. Exterior basement and foundation walls shall prevent the entrance of water or moisture into a basement or crawl space area. Cracks in the walls shall be effectively sealed, and loose or defective mortar joints shall be replaced. o. Roof covering, if sloping and visible from a public way, shall be of shingles (slate, asphalt,. asbestos, etc. ) or metal or other acceptable material and textures of approved colors. p. All visible metal work in such roofs, except copper, shall be painted or integrally colored in an approved color. q. All exterior building faces to be constructed of red brick or stone*; no porcelanized metal, other metal or reinforced plastics shall be used; no exposed concrete block, cinder block, lightweight aggregate or similar materials shall be permitted as facing or exterior wall surface; however, *N.B. Properly treated wood siding and trim may be used on rehabilitation work on structures of historic and archi- tectural value where such materials were originally used on the building, subject to the express approval of of the Building Inspector and Fire Department. - 69 - exposed concrete (poured in place or precast) may be used as articulated structural materials for piers, columns, lintels or beams or other elements of the structural frame. In addition, and upon specific approval of the Authority, exposed concrete, properly treated, colored and textured, or glass curtain walls may be used as an exterior surface material where the use of such material is an organic com- ponent of the structural. system for a particular building. 4. Unity and compatibility with adjacent structures is to be achieved to the extent. possible in new construction, restora-. tion and rehabilitation work, through the consideration of the following components. of exterior appearances (1) nature and use of surfacing materials; (ii) height of cornices, belt courses, lintel and sill levels, articulated floor levels and other horizontal building features= (iii) spacing and proportion of columns, piers and other elements of the basic structural. grid; (iv) spacing and proportion of window and door openings, bays or other aspects of building fenestration; (v) colors, textures and the general nature of exterior materials and treatment, including building ornament and trim. 70 - s . All structures to be designed to be compatible with the overall spatial environment created by the placement, in- cidence and dimensions of public and private open spaces and adjacent buildings ; in general, and within the height limits elsewhere established in the Plan, the following standards ndards should be observed; 1. Maximum and Minimum Heights, Non-Residential, Mixed- Use and Elevator-Serviced Residential Buildings Except as Otherwise Approved By the Authorlt i (i) no structure should exceed . a height of 2 times the distance from the centerline- of the public way along the primary building frontage,measured at a right angle to the closest point on the face of the structure; no structure should fall below a height of 1 times the distance from the centerline of the public way along the primary building frontage, measured at a right angle to the closest point on the face of the structure. 2. Set Backs Except as otherwise approved by the Authority, no set backs shall be allowed for properties abutting on a publicly provided open space . - 71 - 3. Sign Design Criteria • a, In conjunction with review of redevelopers' proposals, all proposed signs shall be reviewed by the Authority to assure their compatibility with the overall design of the Project. b. Signs not directly related to project uses are prohibited. c. Signs shall be limited in location to the disposition parcel in ,w}ich the principal use is located. d. Adjacent property owners shall coordinate the size and type of their,.signs, e. Sign Design Objectiveso ` 1) to establish control over sign design, location and placement to. minimize conflict and to insure a harmonious relationship among signs of varying purpose and with the qualities of the architectural and spatial environment within which signs are to be located; 2) to: establish control over sign design, location and place- ment to insure that the use of signs and other display devices is consistent with the informational purposes for which they are intended recognizing the variety of pur- poses which signs or display services may serve; - 72 - 3) to establish control over sign design, location and placement to insure that the use and design of signs and display devices becomes a positive element of urban form. f. Sign Design Standards: 1) use of signs and advertising display devices: a) signs and advertising display devices shall be classified in three categories, as follows: 1) public safety and traffic control signs and display devices; 2) informational signs and display devices of a general nature; 3) private business signs and display devices, keyed to the type of informational display required by individual businesses; b) priority for location, placement and design shall be given in descending rank order of categories 1) , 2) , and 3) ; wherever conflicts in proposed sign locations, design or placement occur, priorities indicated shall be applied to resolve conflict. 2) Content: The content of all signs and advertising display devices shall be limited to such text and graphic symbols as necessary to convey the desired information; economy in - 73 - use of text and graphic symbols shall be a general rule; in general, business signs shall be limited to the use of one characteristic graphic symbol, identifying either the nature of the goods or services offered or identifying the proprietor or purveyor - t and such text as necessary to supplement the graphic symbol; once again limited to identification of the goods or services offered or identifying the proprietor or purveyor; graphic symbol-and text maybe combined in one sign or separated and considered as 'one sign, provided however, that only one sign,, as defined above, maybe permitted for each major customer entrance to a building from adjacent public rights-of-way or parking areast . no national brand symbols or trade marks shall be allowed except. as approved by the Authority. 3. Size: Size of signs and advertising display devices shall be limited to an area not exceeding one square foot for each linear foot of frontage on public rights-of- way or parking area, per sign fronting on individual rights-of-way or parking area. - 74 - 4) Constructions All signs shall be stationary and contain no visible or moving parts, nor shall they contain neon or flashing illumination or exposed gas-type illumination; if illuminated, the source of illumi- nation must be shielded from streets, walkways and adjoining properties; no sign shall be allowed to project more than twelve (12) inches from the wall to which it is attached . except by special permit, issued by the Building Inspector upon recommendation of the Authority. Clearance from sidewalk level to the underside of all projecting signs and advertising display services shall. be not less than eight (81 ) feet. - 75 - 4. Service and Facilities Design Criteria a. All utilities and services shall be provided for each property or project, b. No air conditioning, ventilating or other mechan- ical or electrical equipment, except lighting facilities, may project more than two .inches be- yond the masonry face of a .wall except by specific approval. of the Authority. c. Each .property shall contain. provisions for each of the followings . (1) A continuing-supply of safepotable water. (2) ' Sanitary facilities and a safe .,metho.d, of sewage disposal. (3) Heating facilities shall be provided for each occupied unit and other spaces that will (a) assure interior comfort, (b) be safe and con- venient to operate, (c) be economical in per- formance, and (d) be quiet in operation and free from objectionable drafts. (4) Each heating system shall have a recognized approval for safety and shall be capable of - 76 - maintaining a temperature of at least 70 deg. F. within the establishment, corridors, public spaces and utilityspaces when the outside tem- perature is at the design temperature. (5) Domestic hot water. (6) Adequate electricity for lighting and for electrical equipment used in the establishment. (7) Provisions for the removal of trash and garbage and its sanitary and concealed storage pending removal, 5. Landscaping PIAIOM .Criteria a. A coordinated 1.landscaped design for all adjoining and neighboring redeveloped parcels of land incorpor, ating- the landscape treatment for open space, walks, access roads, and parking areas into a continuous and integrated design shall be a primary objective of the Authority. b. Landscaping of all redeveloped parcels of land shall con- sist of plant materials which can survive in an urban - 77 - G environment, can provide shade in the summer, and will not become unattractive in certain seasons. Other plant material such as ground cover and shrubs shall be used where trees are not appropriate. 6. Project Improvements Design Criteria a. Public Rights-of-Way. All streets, sidewalks, curbs, etc. ,, within public rights-of-way; will be designed to the standards of the City- of Salem and will be consistent With all .design criteria. b. . Lighting. . Lighting standards of -clean, 'compatible, . conservative contemporary design and adequate illumina- tion shall be provided as necessary. Exterior lighting may be used to light doors, steps, gardens and drives, but shall be located and shielded to prevent glare or: other properties. No flood lighting of buildings, streets, or walkways is permitted except by special approval of the Authority. C. Gradin. Existing structures, retaining walls, underbrush, - 78 - and pavement will be removed and the site graded in conformation with the final project design determined by the Authority. D.. DESIGN REVIEW Piior to commencement of construction, architectural drawings and .specifications and site plans prepared by an architect and/or engineer licensed to practice in the Commonwealth of Massachusetts for the construction or rehabilitation of improvements on the land shall be submitted by the redevelopers.to the Authority for review and approval to determine compliance of such drawings., specifications and plans with the Urban Renewal Plan.. Said materials to be submitted 1) at the conclusion of the schematic design phase for preliminary approval and 2) at the completion of contract documents for final action. It is expressly understood that approval of any plans by the Authority applies to any and all features shown thereon, and that ary subsequent additions, deletions or other modifications thereof are required to be prepared by any licensed architect and/or engineer and submitted by the redeveloper for approval by the Authority before actual construction can begin and the construction of all improvements or rehabili- tation shall be supervised by .t'..e architect and/or engineer who prepared such approved plans. In its determination of conformance of redeveloper's proposals with the Plan, the Authority may seek the advice of design professionals and others competent to advise on aesthetic matters and/or compliance with the design intent of the Plan and shall appoint a Design Advisory Committee to assist in such deliberations, said Committee to consist of not less than three nor more than four persons, qualified by training, experience, background and/or demonstrated performance to advise on such matters. - 19- /� Rn.[rcei wrt •cu , x— • - . RRRn �t•:ate—..i.- - _ __ _ —S:L: __ _�'.:.^.'�C _ _ ____ :_ _.`.i:::1:. _ _ _— - :: :: - r=- - b: E9AC - -- -c :::::�:::< :::�:�:: - ::a=cam... -- - :�c :::--._.__..;... _�?..`.--- . TRUST - } - -- _z: �---._ _ - -=:5: z-- - - :? �=:-r:....::;:�;i;P :�=:ii`�� �'xc °�c::�-=• --�': 6E- II [ CO CRpF + , w 3 r F I I [ft i •7 -�{ iEC � ii� Ft 8ERNAROS NO 7 I 3 F L .. t l F{F 0 f : r. IBRD, , } I € .iijl 1 ' TI} t E[ [ - •+.-. 3 aMnNCH BUIL NOM(MEE TRUST I LOT AREA 16,671 SF :c PROPOSED BLDG FOOTPRINT = 8434 SF :::c::- : AR" REALTY .i.F:c. ::Tco w n ._{::' Z"0 I ...(. ® O WOOD I �\ � I e sux . yR" �"• �,5 O r f cos sna cwaxn so co-oen sm[.R.x p. �/ /�, M C IJ/- 9� nNR.xl os C �. �� ��; � �' .ass.% i z Gray Architects, Inc. S I T 20 SCALE: 1 E P L A [EMMERTON HOTEL D Arc hjtectur a and Landscape Architecture 6A rhy square — 9WIam. Ya.snehvaeata 036'x0 TF1 678 743 4404 — FAX 978 746 64.16 ° = a—y,u : cttwvArtctv7tx3s an W x<om SALEM, MASSACHUSETTS LocxE(S a SPA NEW ADDITION: 3433 SQ. FT. aEXISTING BUILDING: 5007 SQ. FT. MECH. DRESS, DRESS ,y z I Ea- MECHANICAL N MDYEX StAFr WEN 97M1` a 3 A w 19TCHEN a U WZ UP w SERWE O EUVAWR =y P ELEC. RM. EXERCISE ROOM roRrr e clip BASEMENT PLAN Gray Architects, Inc. 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SCALE: 1/16" = 1'-0" SALEM, MASSACHUSETTS - F >.aa a 1 TEL '!95 44044FAX B788 74 T46 B 01 6L E-Mail : GRAYARCHFTECTSOmme-m -- - -- -- - ELD Cd _® ® ® ® ® ® ® ® oa F R N T E L E V A T I O N Gray Architects, Inc. 4 FRONT ELEVATION E M M E RT O N HOTEL Architecture and Landscape Architecture SA Derby Sgvere — Selevo Lsesee hueatte 01940 SCALE: 1/16 = 1'-0" SALEM, MASSACHUSETTS TEL 949 946 4404 — FAX 999 445 6449 E—Nall : GRAYARCRFRQISOaten.com -- -- --- - ------ - - ----------------_ _._._ -- - El EM .Aili NIGHT ELEVATION Gray Architects, Inc. RIGHT ELEVATION E M M E RTO N HOTEL Architecture and Landscape Architecture 9A Derby square — se'eM. NessecTuee to 01670 SCALE: 1/16" = 1'-0" SALEM, MASSACHUSETTS TEL 976 746 4404 — FAX 976 746 6419 E—Nell GRAVARCHI TSO .---- I _ 6 CHAIN LINK F — — _ — — I X _ ...... VENTILATION SHAFT sToer BRICK ONE SEYt'Nry T REALry TRUST b 17 STALLS-2 CARS PER STALL . 8 CARS IN AISLE CONCRETE L 42 CARS TOTAL} ILS BLOCK f u. 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