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REDEVELOPMENT PROPSAL FOR SALEM ARMORY S�,r219' - l�rsc `�ro r-� �' -- — �; �, f ,. ,� SRA - ftlte 'in9 Mrmos, Na4fce5 In; No 153L I.I We"-GS. MN LOS ANGELES-,--CASO-LOGAN.OH 'I MCGREGOR.TX-LOCUST GROVE.GA U.S.A. Redevelopment Proposal for THE SALEM ARMORY - DRILL SHED Submitted to SALEM REDEVELOPMENT AUTHORITY Joan Boudreau, Chairman September 13, 1991 . ... dig ��.,� .. . �. _. �6s'n'•"-O*x aX'# } '.�,n .. .. .. h8� �., n, •s .. ; F ' t zk , A T �1 "-i Y ... �fl ✓�3cY S' ! � C i M1 G 'k l'� t _ - � '•1-�w �bw. `;- M` 'tky:�1':' tea!rr"._.' _ _ - Redevelopment Proposal for THE SALEM ARMORY - DRILL SHED Submitted to SALEM REDEVELOPMENT AUTHORITY Joan Boudreau, Chairman September 13, 1991 .. .y:5 'e LL'M-. 'swst •" k:i..�q - �h Vis:., _ .�,-9��+ �.: 5 ^�Submitted by The Museum Cooperative of Salem " x ,.c/o Heafitz & Co., Inc. , ,t One 13th Street . ;d : -> Charlestown Navy Yard Charlestown, MA 02129 �r8r. +a �> � -.. s ;ma's �,y'n" a"` _ . . . ' �. t 'k . y q ,.�-.•. z a 4v§`.`p156 Development and Management Experience Heafitz & Co., Inc. is a Boston based development company with experience in both new construction and historic rehabilitation work. Projects include extensive work on industrial, research and development and office projects throughout New England. Specifically Heafitz & Co., Inc. has developed over 2,000,000 square feet of space in the last five years, including Reebok International's Distribution Facility (300,000 SF) and World Headquarters Office Building (200,000 SF). Heafitz & Company currently owns and manages industrial parks in Stoughton, Canton, Methuen, Middleboro and Randolph, MA. Currently we are rehabbing two buildings in the Charlestown Navy Yard. After successfully navigating an arduous six month permitting process we secured a biotech company as our tenant for both buildings. The interior design required extensive changes to already approved plans. This could have delayed the project but we were able to revise our permits and continue with construction commitments due to aggressive planning and decision making. Diacrin, Inc., our new tenant, is scheduled to occupy in mid-October. We are proud to be a part of this successful project and believe that the Salem Armory project can be as successful. List of Development Team Developer Lewis Heafitz, Joseph Lynch (617) 737-9009 Heafitz & Co., Inc. One 13th Street Charlestown Navy Yard Boston, MA 02129 Architect John Dyer, Roger Shepley, Bill O'Leary (617) 426-1680 Dyer/Brown Architects 75 Broad Street Boston,MA 02109 Historical Consultant Leslie Donovan (617) 482-0190 102 South Street, 2nd Floor Boston, MA 02111 Placement Agent Tobias Yarmolinsky (617) 725-2212 Tucker Anthony One Beacon Street Boston, MA 02108 Legal Counsel John Serafini, Esq. (508)744-0212 Serafini, Serafini & Darling 63 Federal Street Salem, MA 01970 _ a HEAFITZ AND COMPANY, INC. The principals of Heafitz & Co., Inc., Terence Conroy and Lewis Heafitz, have been in the real estate business for the past 25 years; the last 9 years as owner/developers. Heafitz & Co., Inc. develops office and industrial projects to meet the real estate needs of Fortune 500 corporations. Together Conroy and Heafitz have developed over 2.0 million square feet of Corporate Real Estate, creating a distinguished list of clients: Digital Equipment Corp., Data General Corp., The Carlson Group, Citicorp, Lechmere, Marriott Corp., Shaw's Supermarkets, Anixter, The Read Corp., and Reebok International. A graduate of Princeton and a registered Professional Engineer,Mr. Conroy started his real estate career with the Carlson Corporation as president of its development subsidiary. He was responsible for industrial projects throughout the United States and built over 5 million !., ,square feet of fust class industrial facilities. In 1982, he joined Lewis Heafitz in starting Heafitz & Co., Inc. Mr. Conroy is primarily responsible for finance and construction issues within the company. Mr. Heafitz, a graduate of the University of Pennsylvania, has 'workedin New England real estate for the past 25 years. Starting in brokerage, Mr. Heafitz created a vast network of contacts in the business community and established his reputation as an astute real estate professional handling over 12 million square feet of industrial transactions. Mr. Heafitz was responsible for moving Wang Laboratories to Lowell in the early 70's and continued to provide for the real estate needs of many Massachusetts high tech companies. In 1982 he joined Mr. Conroy to develop real estate as owner/ developers. Heafitz & Co., Inc. is currently one of the most active development companies in New England. Listed below is a summary of their projects together. .3^ -------------- Stoughton Technoloev Center, Stoughton. MA. - a 240 acre office park: 100 Technology Center Drive - a six story, 200,000 square foot office building occupied by Reebok International, Ltd. on August 1, 1989. 200 Technology Center Drive - The 150 room Marriott Courtyard is an impressive 4 story brick hotel with full function facilities completed September, 1990. 800 Technology Center Drive - A 120,000 square feet of retail space leased to B.J.'s Wholesale Club. Completion: September, 1991. One Reebok Drive - Reebok International's 375,000 square foot Warehouse and Distribution facility. Boxboro Technologv Center- a 28 acre R&D park developed by Heafrtz & Co., Inc. and Old Stone Development Corporation. The first building, with 100,000 square feet, has been sold to Digital Equipment Corporation. The total build out on the park will be 205,000 square feet. ' _Methuen Industrial Park. Methuen, MA -'a 100 acre R&D park with-a'300,000 square foot'�k warehouse occupied by Shaw's Supermarkets in August, 1990. A 70,000 square foot building, which houses the Northeast Regional Headquarters for Anixter Brothers, Inc., was completed in January, 1990. <r South Middleborough Technoloev Center, South Middleborough MA-a 65,000 square foot warehouse and manufacturing facility for the Read Corporation, completed in December, 1989. Canton Technology Center, Canton. MA - a 3 building industrial/R&D complex is planned for this recently acquired strategic 100 acre site. A lease has been signed with Delphax Systems for the fust building. Construction completion is expected in 1991, Captain's Quarters, Charlestown. MA - Historic restoration of a 24,000 square foot office building at the Charlestown Navy Yard, currently_leased to Massachusetts General Hospital and '. other tenants. Building #96 & #79. Charlestown. MA - Plans-are underway, for historic restoration of a 25,000 square foot building for Lab use in the historic Charlestown Navy Yard. The Carlson Corporation Headquarters, Cochituate. MA - a 60,000 square foot building on „ ! 20 acres fully leased to The Carlson Corporation. p ' 2400 Computer Drive, Westborough. MA - an 80,000 square foot building leased and sold to F ; Data General Corporation. The Woburn R&D Building, CC&F Park, Woburn. MA - a.122,000 square foot building .which Heafitz leased to Citicorp and Lechmere Sales and then sold to New York Life. Haverhill Technology Park, Haverhill. MA - a 200 acre site sold in its entirety to Wang Laboratories. Nike Building, Greenland. N.H. - a 320,000 square foot warehouse fronting Interstate 95 at the Greenland/Portsmouth line. Genetics Institute Cambridge. MA - a 65,000 square foot Laboratory Headquarters facility located next to the Alewife MBTA Red Line Station. -40 d- CY.w {- .c x Ell s ,. rt$ ,awa..w.Q.....-:�re`..�. .. ,: � aw.,n-�. ,.�Yr--y, e �'� •+r.rg m. �� ,.c2 fit' :m. 3�' � .y ss 11-N ". 's` -�+E's�' {��t � 8 ... Y! �. +.,:��..� � e _ r $v�'a -x �,•�}.Fk P- A-.v .fl^r k"tY � ¢e. n i"x-w:. a .. t• � {"+ a ...e�t:4w.._+2.. ..°<..ii..'m.`C.41'i..�s`� `'.C�n;`>+w. .. ..:: ^r d-?'fw�.._p.S.,«.�.'� ..:Y r' �... N.n"v - a u7'•.:.�.w.� ,'k•�4 i _ HEAFTfZ AND COMPANY, INC. PROJECT PORTFOLIO Heafitz & Co, Inc. recently developed the following properties for their clients and their own account. Project Value REEBOK INTL. WORLD HEADQUARTERS - Stoughton, MA $ 30,000,000 200,000 SF, Six Story Office REEBOK IlVTL DISTRIBUTION FACILITY - Stoughton, IVDA 17,000,000 375,000 SF, State of the art Distribution Facility ; SHAW'S SUPERMARKETS - Methuen, MA = 23,000,000 300,000 SF, Refrigerated Storage Facility ANIXTER BROTHERS. INC. - Methuen, MA :' ;` ' 4,000,000 67,000 SF, Distribution Warehouse s ,max DATA GENERAL CORP. - Westborough, MA 8,500,000 80,000 SF, Corporate Training Facility DIMAL EQUIPMENT CORP. Boxborough, MA .8,000,000 4 M 100,000 SF, Two Story Office/R&D Facility 4 ;'` ;a CARLSON CONSTRUCTION CORP. - Wayland, MA Y. 6,500 000 -_160,000 SF, Three Story Office . READ CORPORATION Middleborough, MA 4,100,000 55,000 SF, Manufacturing Facility , x _ 4 a . . DELPHAX SYSTEMS CORP. - Randolph, MA 3,000,000 40,000 SF, Office/R&D Facility LECHMERE CORPORATION - Woburn, MA 5,000,000 75,000 SF, Administrative Offices y .¢'aay,u�a`1.$kz"4� a `"'r.=` k ,,•'t`. ..k, _` y.. CITICORP - Woburn, MA 5,500,000 80,000 SF, Northeast Data Processing Center 4s , s NTKE - Greenland, N H. , 10 500 000 300,000 SF, Distribution Facilityxl , . . .,�..; ,�,r x -.'`'`'u i� BUILDING 266 - Chailestown Navy Yard r R vg 4,000,000 Historic Rehabilitation #A-;# � 'v.:� M Gt.•n4k ��,�X$.rf" _y t<s �' ��m 'i^q uy i'. :�t }i,i - ' Ate# DIACRIN. INC. Charlestown Navy Yard v�i`.4, F ,. ._. Biotech Company occupancy in July, 1991. 4.000.000 dr Y451 gy ��k.�,�„� .� �,4 • ,� ,� � � > __ .$133,1QQ. gt^ - '•f'�"r .S� yu iK3, s's�.. '� >p�t by{.µz �' €<��4F;s�F bE{��.�y8++�y':'.Y��.,�, 4R'r?.^,M x �ga.�.._h � �3"r ,r k`+.'� x N`<•g �S„T°Mx'^!��+x's14'".i �'� re -w ..e.�. �ky+yy�`��'��",^:. .v fa _ -q„•e+,�,� �Y :.... Financial Capability The Museum Cooperative of Salem recently received letters of financial commitment for both phases of the Salem Armory Project. The project will be financed using the following sources. Community Block Grant 100,000 k UDAG Funds 994,000 MIFA - Tax Free Bonds 7.500.000 Total Project Costs $8,594,000. Tucker Anthony will act as underwriting agent for the bond issue and Barclays Bank will issue a letter of credit ensuring an investment grade bond. Attached as Exhibit A and B are the commitment letters from both institutions. The bond issue is expected to close in 90 days. Development Plan The Museum Cooperative plans to develop the Drill_Shed into a highly_public facility. The development program is for the piiinary'tenant,to be the NationnalpPark*Servrce's Salem Visitors Center.- The parkservice will occupy thea12,000 square feet,of the first floor as shown on our schematic plans. Remaining space will be available for lease to the general.public but will be most suitable for additional museum attractions such as the proposed Family Museum . ?p , The second floor of the Drill Shed will be physically linked to the Head House building to allow for pedestrian flow between the two buildings 'n bs•.e$. =' fa '"' + x.«r3 t'qh=. s, w:.' f^9. nt.S. it za: The interior space has been designed to take full advantage of the exterior space. Visitors will arrive at the site by bus,car or on foot and will be welcomed by an inviting open air entryway. The plaza'on either side will remain open and free from extraneous elements. Visitors will then move to enter the Visitors Center on the left, the museums on the right or continue through to the Essex Gardens. The concept is open and inviting to the public. Additional uses in the Drill Shed will be able to feed off of the pedestrian traffic generated by ;- �.. . . > the new attraction facing New Liberty Street creating improved market value to the remaining space in the building and adding new life to a slower comer of the city. • y &. +,cit--r 5.. Y ( r. +L B �' alz Design Package a3 ~'�'.y� ..3:; .r..u-< tt�,,,.r.. i•�. t �.v' sk' x -r s a air «�r. _ •. rox.=�`� .. + - - -,�x.zv'. r' s a � j' 'Y Yi r r .vis-- �"a Hi 4 }. .rn� .f �o-y.�"n'>- rax $"� �� b ♦ «s y `- ✓Ai A. fh}Mv5. 1 t} Mf.E.k tiry $q t^ 4 Sia `wf wrc-`y •c« n-r� � ^:v.St-�e�*z..�".��+�'#'.`�� '��K lvr�..i�-; i�tiu,•. =.,.ar -s+:�'�.,"iyx-Y..v4 _ O e� m � � 9 m }� Z I _ 4 {Doi 1 ^ 6 x NATIONAL PARKS SE tVICE - 0 I t SUEZ MYONt N SKEK WSSApN9EITS i r x P ►� ,c Og ` 8 PP j e , ; d o Y� ig 9 `7 SALEM CENTER Dp�Hown_�•��^* MUSEUM MASTER PLAN SALEM. M/SSACNUSETM i P q a C- -aZI JIM cz- --s IG i ! I SALEM CENTER I - -- MUSEUM MISTER PIAN SN".WASSICNUSEM TO: SRA Board Members FROM: William E. Luster, Project Administrator RE: Salem Armory DATE: August 26, 1991 At our last meeting, we discussed the two levels of involvement the SRA has in development of the Armory. These two levels include typical design review, as a result of the location of the structure in Heritage Plaza East, and disposition of the Drillshed or rear portion of the Armory to a developer, following SRA acquisition of the Drillshed from DCPO. A recent meeting with Jack Bradshaw, the Director of Real Estate Development for DCPO, resulted in a commitment from DCPO to transfer ownership of the Drillshed to the SRA as soon as possible. According to Mr . Bradshaw, the Board shall have a draft deed, transferring ownership to the SRA, within two weeks. With this in mind, I have finalized the Request for Redevelopment Proposals and forwarded it to the Central Register and Boston Globe for publication. The RFP contains a proposal submission deadline of September 13, 1991 and provides the SRA with a 30 day review period. It is my intention to schedule disposition of the Drillshed fm DCPO to the SRA in a manner that will coordinate with the OaBbard's ability to transfer ownership to the selected developer . This will limit the SRA' s exposure/liability during the time it legally owns the property. I have attached a copy of the finalized RFP. In addition, I have attached the legal opinion of City Solicitor Kevin Daly regarding Board members participation in Armory RFP discussions. At Monday' s meeting we can discuss both of these issues further . esd\files\826memos NICHOLAS MAVROULES DISTRICT OFFICES: 6TH DISTRICT,MASSACHUSETTS 70 WASHINGTON STREET SALEM.MA 01970 COMMITTEES: 16171745-5800 ARMED SERVICES SMALL BUSINESS (Congrea of the Mniteb A*tato 140 UNION STREET LYNN,MA 01902 TREE CHAIRMAN: 1617)599-7105 SUBCOMMITTEE ON Joute of Repreoentatibeg PROCUREMENT.INNOVATION AND 10 WELCOME STREET MINORITY ENHAVERHILL MA 01830 TERPRISE DEVELOPMENT Na bington, W 20515 16171372-3461 WASHINGTON OFFICE: 2432 RAVBURN HOUSE OFFICE BUILDING TOLL FREE WITHIN WASHINGTON,DC 20515 MASSACHUSETTS (202)225-8020 (800)272-6730 September 19 , 1991 Joan Boudreau, Chairman Salem Redevlopment Authority One Salem Green Salem, MA 01970 Dear Chairman Boudreau: I write concerning the Salem Armory, and in particular, the National Park Visitors Center to be located within the Armory. After many months of planning and design, the project is undergoing its final approvals in Washington, D.C. From a Federal perspective, the critical moment has arrived for decision-making regarding funding for the Armory project. To assist the pursuit of Federal dollars, now more than ever, the completion of the local review is essential. Therefore, I would respectfully ask you and the members of the Board to exercise all due deliberation and make your determination as soon as possible. Your support is crucial to the success of this effort that is so very important to both the City of Salem and the entire North Shore. Thank you for your anticipated courtesy and consideration. Sin c ely, ✓!✓�-�G - Nicholas Mavroules Member of Congress 70 Washington Street Salem, MA 01970 NM/mg TO: SRA Board Members FROM: William E. Luster , Project Administrator RE: Armory Presentation DATE: October 2, 1991 As you know, the SRA has two levels of involvement in the development of the Armory. These two levels include typical design review, as a result of the location of the structure in an urban renewal district, and disposition of the Drillshed portion of the Armory to a developer . At Wednesday' s meeting, representatives of the Museum Cooperative will be present to provide an update on the design and permitting stages of the Armory project. Thus far, the Museum Cooperative has met with the Massachusetts Historical Commission, the local historical commission and the Salem Planning Board. In addition, on Friday, September 27th representatives from the Museum Cooperative attended a Design Review Board meeting at which they provided members with an introduction to the project and began .preliminary design discussions. We can further discuss this issue and ask questions of the Museum Cooperative at Wednesday' s meeting. esd/memos923 82 Washington Square East, #2 Salem, MA 01970 April 20, 1999 °' 1; 77 Salem Redevelopment Authority One Salem Green APR 2 322 Salem, MA 01970 Salem :�Is�rpe�°.a� Dept Dear Sirs, I am weeding you concerning the commitment of the Salem Redevelopment Authority (SRA) to ensure that the measures described in the Memorandum of Agreement of February, 1992 and the Land Disposition Agreement of December 23, 1991 are satisfactorily carried out. Accordingly, I respectfully request that you send me copies of the following: 1. Minutes of the SRA meeting (including a list of SRA members in attendance) at which the design development drawings for the new construction incorporating the Salem Armory Headhouse facade were approved. 2. The SRA's letter to the Museum Collaborative approving the design of the new building. 3. Documentation received by the SRA as evidence of financing for the redevelopment of the Headhouse. 4. Minutes of the meeting (including a list of SRA members in attendance) at which the SRA authorized the demolition of the Headhouse walls, after approving the design and determining that adequate financing had been secured. 5. The•SRA's letter to the Museum Collaborative approving the demolition of the Headhouse walls. As a member of the public and "interested persons", as defined in 36 CFR 800.1 [the Federal regulations implementing the Section 106 process], I respectfully request that I be advised well in advance of any meeting at which the SRA might consider any matter which could lead to consideration of an amendment to the Memorandum of Agreement concerning the Salem Armory. Thank you for you attention to this matter. SSi�iinnc�cerely,�j V�� l Alan Hanscom (a resident of the City of Salem) J , l I Salem Visitors Center Salem Armory Building Project Budget - Phase I* 7/19/91 Project Planning/Soft Costs $ 400,000 Base Building Construction 2,245,000 National Park Service Interior Finish 619,474 Architectural & Engineering 200,000 Construction Interest 175,000 Legal & Accounting 105,000 Historical Consultant 30,000 Additional Soft Costs 400,000 Marketing/Brokerage 75.000 Total Project Costs $4.505.474 *Phase I - includes renovating entire Drill Shed building, demolition of Head House walls, support of Head House Front Facade, pedestrian plaza, National Park Service interiors, exterior, landscape and lighting. Salem Armory Project Building Construction Budget 9/11/91 NPS Base Building Tenant Improvement Demolition $205,000 $0 Site 297,000 0 Structural 308,000 65,000 Slab 69,000 0 Roof 49,500 0 Front Entry Elements 105,000 0 Exterior Walls 128,000 0 Interior Walls 76,900 80,320 Interior Finish 189,900 179,000 Equipment 76,700 75,000 Fire Protection 83,000 0 PLumbing 43,200 0 Electrical 207,000 80,000 HVAC 90,000 70,000 General Conditions 168,000 33,880 Project Cost 2,096,200 583,200 overhead & Profit 146,700 36,274 Total Building Construction Budget $2,242,900 $619,474 Total Construction Budget $2,862,374 xa . i Development Schedule Permits Mass Historical Commission Sept. 17, 1991 - 30 days Salem Historical Commission September 11, 1991 - meeting Salem Planning Board September 19, 1991 - meeting Salem Redevelopment Authority September 23, 1991 - meeting Design Review Board September 23, 1991 - meeting Salem Zoning Board of Appeals October, 1991 - 30 days Construction Architectural Construction Drawings Start November 1, 1991 Start Construction December 1, 1991 Complete Construction September 1, 1992 " Occupancy National Park Service September 1, 1992 Acauisition Terms and Financing Plans The proposed acquisition terms would be for the-SRA to convey the property to the Museum Cooperative for one dollar with the understanding that the city will retain control over the development of the project through the creation of the Land Disposition Agreement. The project when complete will be an asset to the revitalization of the downtown and therefore satisfy the mandate given to the SRA to redevelop blighted or undeveloped areas of the downtown and to create jobs for the community. Our financing plan calls for the following sources of funds. Community Block Grant 100,000 UDAG 994,000 MIFA - Tax exempt Bonds 7,500,000 Total Project Costs $8,594,000 Phases I & II The equity contribution has been committed through the up front costs incurred to date which amount to nearly $500,000 and the commitments to cover the economic shortfall of rental income to debt payments required. This shortfall is estimated at$150,000 to $180,000 per year: on the Drill Shed portion of the project until the Drill Shed is fully occupied with paying tenants. f S r Marketing and Management Plan The marketing plan for the Drill Shed calls for the Museums to hire a highly recognized brokerage firm with connections in the non-profit sector. The most probable tenant will be a complementary museum operation which would fully utilize the high pedestrian traffic expected to be generated by the new Visitors Center. The Museums would manage the new Armory Complex with existing personnel. Their responsibility would be to maintain the grounds and building in good repair and handle the accounting of expenses to be presented to any net rental tenants as common area maintenance costs. K Salem Armory Drill Shed Portion Operating Proforma (ms's) Description 1 2 3 4 5 Revenue National Park Service (12,000 SF) 240 240 240 240 240 Additional Tenants (14,000 SF) 40 80 160 160 160 280 320 400 400 400 Additional Revenue (5% increase per year) Common Area Maintenance 13 16 22 24 26 Common Utilities 22 32 44 46 47 Operating Expense Charges 23 34 44 46 47 58 82 110 116 120 Total Revenue 338 402 510 516 520 Less Expenses Operating Expenses 58 82 110 116 120 Debt Expense MIFA (6 1/2%) 356,000 356,000 356,000 356,000 356,000 UDAG (1% yr 1-5) 5,862 5,862 5,862 5,862 5,862 Retained Capital (81,862) (41,862) 38,138 38,138 38,138 Cumulative Total (81,862) (123,724) (85,586) (47,448) (9,310) r Salem Redevelopment -6900 Authority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE 744-4580 TO: SRA BoardCJ A __ r FROM: William Luster, P� t Id d inistrator RE: Salem Armory DATE: July 17, 1991 In my memo from our prior meeting I explained the current status of the Salem Armory Redevelopment and the steps which the SRA must take to determine the future course of action. As pointed out in the earlier memo, the two levels of SRA involvement include typical design review, as a result of the location of the structure in Heritage Plaza East, and the unique involvement which we have due to the law which requires that the Division of Capital Planning and Operations (DCPO) transfer ownership of the site to the SRA. A recent discussion which I had (on July 17) with Pamela Brown of DCPO resulted in a commitment by DCPO to begin drafting a land disposition agreement for the transfer of the Drillshed to the SRA. Careful consideration and planning by the SRA should be undertaken to ensure that such disposition is scheduled so that the SRA has a developer to transfer the property (and liability) to with some immediacy, thereby limiting the SRA exposure during the time which it legally owns the property. The Museum's Cooperative attended our last meeting and gave us an update on the status of their proposal. While significant progress has been made in the past months the project still is not to a point which gives us confidence that construction is imminent. Perhaps if the SRA takes a more active role by requiring specific information through an RFP process we can move this project to the next step. I have attached a rough draft of a Request for Proposals which we can discuss at Monday's meeting and we can discuss a course of action and timetable at the meeting. M21 4 TO: SRA BOARD MEMBERS FROM: WILLIAM E. LUSTER, PROJECT ADMINISTRATOR RE: SALEM ARMORY REDEVELOPMENT DATE: JULY 1, 1991 I am writing to update the Board regarding the status of the Salem Armory Redevelopment. Since we last discussed the reuse of the Salem Armory, several steps have been taken by the National Park Service and the Museum's Cooperative toward completion of a design plan. It should be pointed out that each step which is taken brings the developer closer to their most immediate goal, submittal of a plan and proposal to the SRA. The proposal to the Authority will include a request for commencement of disposition proceedings, which will allow the Museum's Cooperative to submit a formal proposal for disposition of the drill shed. For the purposes of update, during the week of June 10th, architectural teams from the National Park Service's Denver office and the Museum's Cooperative met to collaborate on design and use options for the Salem Armory. These meetings were convened due to the Museum's Cooperative belief that prior to requesting the SRA to consider disposition of the rear portion of the property to them (Museum Cooperative), they must first prepare a semi-finalized design plan which could be presented to the SRA for discussion. The recent meetings have resulted in a design solution which is currently being drafted by the NPS. Now the Museums would like to meet with the SRA to begin serious deliberations regarding property disposition and building use. The resolution which has been decided upon to date, includes the following parameters: - The Visitor Center operated by the National Park Service is proposed to be located primarily in the drill shed. - A "shared" entrance used by the NPS and museums will be located on the New Liberty Street facade at, or around the dividing line between the Head House and Drill Shed. - There will be no primary entrance to the Essex Institute from the Essex Street facade of the Salem Armory. - The Museum's Cooperative as developers, will meet all reasonable building/construction specifications set forth by the NPS for development of the Visitors Center. - Specific areas of the Armory development not having an immediate reuse will be landscaped in a manner satisfactory to the NPS. - Specific areas of the Armory which are not developed in Phase I will be done so with input on use from the NPS. - The cut-through, or passageway between the head house and the drill shed section of the parcel, will be designed to meet the needs of the Essex Institute as well as the concerns of the NPS designers. The above outlined issues represent the resolution of certain issues which exist between the Museum's Cooperative and the NPS. The discussions which have occurred to settle these issues have involved City representation. It must be pointed out that as a result of these issues being settled, the developers can now proceed with the first step of public review, the SRA. The SRA has two levels of involvement in this project. They are as follows: 1. Disposition of the drill shed, as ordained by H.R. 3701; and 2. Traditional design review. In accordance with the disposition and with traditional design review, the SRA has an opportunity to define potential uses at the site. It is at this level that we should discuss uses and timetables for development of such uses. In order to effectively manage this process in the coming months, it will be important for us to determine what we consider appropriate uses as well as appropriate design of such uses. It is important to note that, regardless of who the eventual developers of the property are, the SRA will be the sole agency with responsibility for ensuring that a quick and expeditious redevelopment process is undertaken. I have requested that the Museum's Cooperative be available on Monday, July 8th to present the status of their plans to the SRA for a project update. I have instructed them that in order to address several concerns which the SRA Board members raised at their last meeting and the concerns which the City now has; that they must provide, at a minimum, the following documents: - Financing plans which indicate the level of committed funds, thus evidencing their ability to finance the project. - Documents which indicate that the project consultants have been retained for the duration of the project. (This has already been submitted.) - Conceptual plans which are representative of the most current plans for redevelopment. - Plans which indicate the remaining uses of the entire property, in greater detail than has been previously presented. - A construction timetable which will be met if property disposition by SRA is undertaken. The presentation of the Museum should be for update purposes only. Following such presentation the board should discuss their goals and objectives in the redevelopment of this vital parcel. At this time we should discuss disposition procedures and timetables, redevelopment goals, project timetable and redevelopment guarantees by the eventual developer to the SRA. At Monday's meeting we can discuss this process in greater detail. M20W To: SRA Board Members From: William E. Luster, Project Administrator Re: DeCotis Capitalization Loan Request Date: July 1, 1991 John DeCotis has approached the SRA regarding an SRA Capitalization Loan for the proposed development of Town House Pizza & Grill. The proposed restaurant will be located in the first floor of the Peabody Block and offer a diverse selection of sandwiches, pizza and salads with fax ordering and luncheon deliveries to businesses in the downtown area. Mr. DeCotis was formerly the owner and operator of 1 Barton Square Lounge and has over 10 years experience in the restaurant business. Specifically, Mr. DeCotis is requesting a $25,000 Capitalization Loan to be used for renovation and equipment purchases. Mr. DeCotis will be leasing 1,200 square feet of space at the Peabody Block and anticipates expending $55,000 in start-up costs. John DeCotis will be present at Monday's meeting to provide a preliminary presentation to the Board and.to request that his loan be reviewed by SRA staff for possible funding. M21WP To: SRA Board Members From: William E. Luster, Project Administrator Re: Buonaiuto Capitalization Loan Request Date: July 1, 1991 At a previous Board meeting, Michael Buonaiuto of Totstop Inc. presented his request for an $80,000 Capitalization Loan for the proposed development of Totstop Salem, an indoor children's play facility, to be located at Museum Place. Since our last meeting, SRA staff have reviewed construction cost estimates and a one.year operating pro forma for Totstop Arlington. In addition, Mr. Buonaiuto has decreased the amount of his request to $40,000. However, over the course of the last three weeks, the Board has been inundated with loan requests. I would recommend that the Board delay action on this loan until SRA staff can perform an extensive overview of all current Capitalization Loan requests, as well as assess available funding. This will allow the Board to award loans based on the merits of a particular project, rather than the date of the request. At Monday's meeting, we can discuss this proposal further. M21 WP a To: SRA Board Members From: William E. Luster, Project Administrator Re: Thibodeau Capitalization Loan Request Date: July 1, 1991 At our last meeting, the Board preliminarily discussed Mr. Lawrence Thibodeau's request for a Capitalizatin Loan for the replacement of the roof at his place of business (Lonnie's Place) located at 103 Lafayette Street. Since our last meeting, SRA staff have reviewed roof replacement cost estimates and monthly financial statements of the business over the course of the last year. Due to the numerous requests for Capitalization Loans before the SRA, I recommend that the Board delay action on this loan until SRA staff can perform an extensive overview of all current Capitalization Loan requests, as well as available Funding. At Monday's meeting, we can discuss this proposal.further. M21WP B� SalemRE Redevelopment -6900 Authority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE 74a 4580 TO: SRA Board Members FROM: William E. Luster, Project Administrator RE: Salem Armory - Status Report DATE: April 17, 1991 As we have discussed at prior meetings, the Mayor has requested that the SRA manage the development process of the Salem Armory Redevelopment Project. With this in mind, I have invited members of the Museums Cooperative development team to make a preliminary presentation of their plans to the Board. Representing the Museums will be: Joseph Lynch, Heafitz and Company; Roger Shepley, Dyer/Brown and Associates; John Serafini, Serafini, Serafini and Darling; and Richard Wheatland, Museums Collaborative. Specifically, this group will discuss their proposal to locate the NPS Visitor Center in the drill shed portion of the Armory and develop museum gallery and museum retail space in the head house portion. Preliminary schematic designs will be available for review by the Board. V) In addition, the SRA has received the structural engineering report completed K by Charles Quigley of the Robert Charles Group. This report details the structural C integrity of the head house portion of the Salem Armory, particularly in connection 2� with the development proposal by the Museums Cooperative. Mr. Quigley will be ct in attendance to answer any questions which board members have regarding his \J report. It should be pointed out that the report which the SRA had Mr. Quigley complete was instrumental in the City's decision to require that the Museums Cooperative refrain from demolition of the entire head house building. At Monday's meeting we can review the plans of the Museums Collaborative, ask any questions of the development team and subsequently determine a proper development review of the project. M17WP SALEM ARMORY DRILLSHED DESIGNATION The Salem Redevelopment Authority must move into the stage of final designation with the Museum' s Cooperative for the Salem Armory drillshed. It is expected that the Massachusetts Division of Capital Planning and Operations will desiganate to the SRA on or about November 12, 1991. The SRA should move to disignate on that same date to eliminate any potential liability, or at least require that the Museum' s pick up insurance do cover any potential liability. Thjere are several conditions which the SRA should consider in this process, they are as follows: PRICE Compensation to the SRA shall be $1.00 plus other considerations to be defined as the follwing conditions. USES DESIGN DENSITY TIMETABLE Rim, Please put each of the following condtions under the appropriate sub-title. Committment to the Family Museum, even if it means utilizing the headhouse for space or entrance Retail shops on the front corner of Headhouse .Need a mechanism to ensure that the "other uses" are public Need a timeframe for remaining development Withhold approval of the plaza area until designs are completed in greater detail Committment of funds to prepare a joint study with the city ti identify manners in which the City and the Institutions can work •P cooperatively to foster increases in the economic impact which the institutions have on the downtown. Funds should be committed to complete the study in 1992 and to implement any of the findings in the years ahead. Study should total approximately $50 ,000(portion, to be paid by the City/SRA) From 1993 into the . future a committment of funds, similar to a payment in lieu of taxes (PILOT) should be committed to ensure a proper level of interest in economic development and marketing Need a mechanism to deal with the dilemma of having almost no information on the remaining uses in the headhouse Somehow the timetable should be tied to the bond dates which he Museums are tied to meeting. s December 1 groundbreaking----9 month construction-----written updates monthly board meetings----SRA participation ,at building committ eetings Kim, please write a condition on re-use options which uses the parameters outlined in the RFP for types of uses which the SRA is looking for . Kim, we should try and make the form of the agreement similar to the form of the RFP o wwr:: iwuoi,tk� r� P12ocES3 ' p 0 Salem edevei®pment 44-6900 opity ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE 7 {,�t�l 44-458077, i SALEM REDEVELOPMENT AUTHORrrY REQUEST FOR PROPOSALS FOR SALEM ARMORY DRII.LSHED REDEVELOPMENT I. INTRODUCTION The Salem Redevelopment Authority, on behalf of the City of Salem, seeks creative proposals for the redevelopment of the "Drill Shed" portion of the Salem Armory Building (see attached site plan). Prospective developers are invited to submit reuse plans that will enhance the vitality of downtown Salem as a.Central Business District, tourism generator and area of public interest, utilization and accessibility. Currently vacant, due to a fire in 1982, the Salem Armory rema. a cornerstone site in the redevelopment of the Salem Central Business District. the several years of project planning, the public has expressed a strong preference for attrviries which provide �rtuwifysfor intense public use including cultural facilities, public meeting and onference space, retail activity and office and support components which are ancillary to the project preferred uses. (\y�V The Salem Armory Drillshed is situated in the center of Salem's downtown. Immediate neighbors include the East India Parking Garage, the Museum Place Mall, the Essex Institute and Peabody Museum and the Essex Street Pedestrian Mall. Public facilities within walking distance of the Drillshed include the Salem Common, Hawthorne Hotel, the Salem Witch Museum, the House of Seven Gables, the Pickering Wharf retail complex and the Salem Maritime National Historic Site. U. BUILDING DESCRIPTION AND CURRENT CONDITION The Salem Armory was constructed in 1908 in the Gothic Revival Style. It sits on a 32,000 square foot parcel at the corner of Essex and New Liberty Street and has an address of Essex Street. The building is comprised of two major components, a three story Headhouse in brick and stone which contains a potential floor area of 7,170 square foot per floor, although the 1982 fire left standing only the exterior walls. The external masonry details appear to be in good condition and contribute to the character of the building. The Headhouse portion of the building is currently under preliminary disposition to the Museums Cooperative. Plans include museum retail, exhibit, office and public orientation space. Such plans have been proposed and are being formulated in greater detail by the prospective developer. It is hereby stated that this portion of the parcel is not part of this request for proposals. - 1 - i Behind the Headhouse, with street frontage on New Liberty and Brown Streets lies the Drillshed portion of the parcel. This section of the building contains approximately 15,000 square feet of uninterrupted ground floor space. The Drillshed is a steel framed building with masonry end and side walls and it shares a party wall with the Headhouse structure. The roof is a dominant element of the building and reaches approximately 45 feet at its highest point. Including the basement, the total floor area of the Drillshed is approximately 29,500 square feet. In addition to the Drillshed property there is an annex building which contains 2 stories and a basement, thus adding approximately 8,700 square feet. Also attached is a boiler room of 1,720 square feet. This Request for Proposal is for every component described above exclusive of the Headhouse, which as mentioned above will be developed by the Museums Cooperative. III. DEVELOPMENT GUIDELINES A. Development Objectives The Salem Redevelopment Authority seeks a redevelopment plan for the Drillshed that will enhance the economic, tourism and cultural resources in downtown Salem. Proposals to rehabilitate and reuse the Drillshed should reflect the following goals d objectives: -Enrich the mix of commercial establishments and year-round visitor attractions in the downtown area. -Complement the existing business, cultural and tourist sites. - stablish a strong and visibll dentity for the site through the creation of a public center of interest Zilsitors which will attract not only new Salem visitors, but also repeat nightime and day visitors from Salem and other regional communities. -Preserve, enhance and creatively exploit the historic architecture of the interior and exterior of the site. -Demonstrate strong market and financial feasibility. B. Historic Preservation Requirements The Drillshed is situated within the Salem Common Historic District, which is included in the National and State Register of Historic Places. Redevelopment of the Drillshed Site in a manner compatible with the character of the building and surrounding area is a central requirement for any proposal. Because of prior ownership by t ivision of Capital Planning and Operations (DCPO) there will be a requirement ch mandates conformance with the Secretary of the Interior Standards o Dist ric Preservation and the guidelines of the Massachusetts and Salem His ick C mmissions. C. General Design Recommendations / WA - The Armory Drillshed should be considered fo ditional or area which could be utilized for public lopen and meeting spa e. i Any openings in the Drillshed roof made for the purpose of providing additional light and air to the space must be carefully designed so as not to interrupt the plane of the roof. Evidence must be provided which indicates that the prospective developer understands that the Armory Headhouse and Drillshed projects must be considered as a whole and the site should contain an inter-connection of each of these parts. Flags and banners should be considered for use to create a festive appearance and to disabuse the need for largeand obtrusive signage. Exterior lighting should bele conformance with the SRA approved lighting fixture currently utilized in City projects. - Consideration must be given to the relationship which the Drillshed development will have with the East India Parking Garage. W. PROPOSAL SUBMISSION REQUIREMENTS �� r The Salem Redevelopment Authority solicits proposals froprospective developers who can demonstrate the experience, project management skills, financial capability and commitment necessary to undertake a technically, economically and challenging adaptive re-use project. Developer submissions must contain the following information: A. Letter of Transmittal. The letter must be signed by the principal of the development team and addressed to Joan Boudreau, Chairman, Salem Redevelopment Authority, One Salem Green, Salem, MA 01970. The letter must outline the developer's understanding of the program, planning and design objectives articulated in the RFP. B. Development and Management Experience Proposals must describe the development and property management experience of the principals and provide examples of well managed projects. In addition, the developer must: - Identify key members of the development team with experience in the design, construction, marketing and management of comparable project; and - Include a complete roster of team members business addresses and telephone numbers. C. Financial Capability Submission must include a statement of the financial capability of the principal and shall include a financing plan with financing commitments or a timetable for receiving financing commitments. - 3 - D. Post-Develop 7nt Management Submission o} an action plan which provide a detailed framework for managementbf the development post-construction. Such plan shall include: - marketing strategies for the developer � 4V.A^ r-"J ) Y4 ;�6 I/7, ' - description of management structure to include responsible personnel; and f''n'v - definition of the financial commitment which the developer will make to ��! Y ensure that the marketing and management entity will succeed. E. Development Plan ?Vb Q Proposals must include a brief narrative description of the development co%ncceep^nl„y of the Drillshed and its interaction with the separate development of the Headhouse. (In this regard the Authority understands that developer is subject t� �� the status of plan for the Headhouse). F Design Package \Jt' Developers are required to submit a conceptual design package. The package `nY`�`"} shall include a site plan, building floor plans and illustrative sections and elevations. Such plan shall include: - Site plan at a scale of 1" = 40 ft. showing the relationship with other properties. - Building floor plans describing the uses and organizations of uses. - Exterior design details which illustrate each facade and its proposed treatments. - Cross section of the development which describe the interior "cut-away" view of the Drillshed proposal: - Developer who provide more detailed plans than that which are required will be given additional consideration by the Authority. s� � G. Cost Estimates I v j The proposal must include a estimated development budget in sufficient detail to s demonstrate the developers understanding of the physical rehabilitation requirements of the property. H. Development Schedule 3 The proposal must include a detailed development schedule which includes V reviews by all local, State and Federal agencies. Such schedule should include permit processes from: Massachusetts Historical Commission; Salem Redevelopment Authority; Salem Design Review Board; J Salem Planning Board; Zoning Board of Appeals; and Salem Historical Commission. 4 I. Acquisition Terms and Financing Plans Developers must propose acquisition terms for the property, and present an equity and debt financing program. J. Marketing and Management Plan The proposal shall provide the business management and marketing component of the property including staffing requirements and estimated operating costs. K. Operating Pro-Forma Proposal must include a 5 year operating pro-forma. V. PROPOSAL EVALUATION The Salem Redevelopment Authority will evaluate development proposals based on the following criteria, commensurate with goals and objectives for the redevelopment of the Salem Armory included in this Request for Proposals. The evaluation will be made based on information contained in documents required by this RFP. The Authority reserves the right to request clarification or verification of any information submitted in reference to this RFP. Threshold Criteria - Conformance with all submission criteria. - Intent to respect and preserve the historic character of the building and the surrounding area. - Documented financial capability of the development team. - Clear presentation of the requirement of this RFP. - Established record of success in similar projects. Developer should not include information which is extraneous and otherwise unnecessary. Preference is hereby stated for concise responses to the above outlined criteria. VI. SUBMISSION, REVIEW AND DEVELOPER SELECTION Proposals should be submitted to: William E. Luster, Project Administrator Salem Redevelopment Authority One Salem Green Salem, MA 01970 Proposals must be submitted by 4:00 p.m. on Friday, September 6th, 1991. Proposals shall be sealed in an envelope and clearly marked "Salem Armory Redevelopment Proposal." - 5 - Review of the proposals will be accomplished by the staff and Board of the Salem Redevelopment Authority. Such review will be completed within 30 days of the proposal submission date. The steps in the developer designation process will be as follows: 1. Advertisement of availability of RFP. 2. Proposal submittal deadline. 3. Review of submittal for responsiveness. 4. Review of submittal for selection. 5. Developer designation which will include timetable safeguards and development guarantees. 6. Execution of land disposition agreement. Note to SRA Board: Following this section will be any legal disclaimers and requirements which are suggested by the City Solicitor office and required by Chapter 7 of Massachusetts General Laws. M21 - 6 - m 14 Salem Redevelopment Authority CNE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE 7444580 SALEM REDEVELOPMENT AUTHORITY MEETING July 22, 1991 AGENDA Roll Call: Joan Boudreau Roland Pinault Peter Fetchko Paul L'Heureux William Guenther Discussion/New Business 1. Capitalization Loan Program 2. Salem Armory Discussion DRs R ►Mw1 Ml�s E3WP a Salem AuthoAuthor rrity ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE 74A-a58o NOTICE OF MEETING Notice is hereby given in accordance with Section 23A, Chapter 39 of the General Laws of the Commonwealth of Massachusetts, that the regular meetings of the Hoard of the Salem Redevelopment Authority will be held at 4:30 p.m. , at the office of the Salem Redevelopment Authority, One Salem Green, Salem, Massachusetts as follows: Tuesday, May 28, 1991 Monday, September 23, 1991 Monday, June 24, 1991 Monday, October 28, 1991 (Also Annual Meeting) Monday, July 22, 1991 Monday, November 25, 1991 Monday, August 26, 1991 Monday, December 23, 1991 SALEM REDEVELOPMENT AUTHORITY Ellen S. Dubinsky v Secretary May 22, 1991 Salem, Massachusetts E1/SRAMPG l'Cis :loLicc ' crf Tlci:si Hulietln Board" Hall Ave . , Salem, Mass . on MjV „1& /9F/. �Al in accordance with a]?. ��5 • of >ti3kd late of "4 SALEM ARMORY DRILLSHED DESIGNATION The Salem Redevelopment Authority must move into the stage of final designation with the Museum Cooperative for the Salem Armory Drillshed. It is expected that the Massachusetts Division of Capital Planning and Operations will formally transfer ownership of the Drillshed to the SRA on or about November 12, 1991. The SRA should move to designate on that same date to eliminate any potential liability, or at least require that the Museum' s acquire insurance to cover any potential risk . There are several conditions which the SRA should consider in this process. In an effort to better organize these conditions, I have listed the requirements of the SBA' s Request for Development Proposals and coordinated responses from the Museum Cooperative ' s submission. PROPOSAL SUBMISSION REQUIREMENTS Letter of Transmittal The Museum Cooperative ' s redevelopment proposal has met this condition. Development and Management Experience The Museum Cooperative' s redevelopment proposal has met this condition. Financial Capability The SRA may wish to mandate the following: - A condition that the Museum Cooperative must provide financing commitments by November 15, 1991. Post-Development Management For the most part, the Museum Cooperative ' s redevelopment proposal has met this condition. However , the SRA needs a method to deal with the lack of information on the remaining uses in the Headhouse, as well as a way to ensure our role in future development plans. Development Plan The Museum Cooperative ' s redevelopment proposal has met this condition, with the exception of amendments made to the development plan by the Salem Redevelopment Authority and/or Massachusetts Historical Commission. Specifically, the SRA may wish to mandate: - A commitment to the Family Museum, even if it requires utilization of the Headhouse for additional space or as an entrance - A commitment to develop retail space/shops on the front corner of the Headhouse - The SRA needs a mechanism to ensure that the "other uses" proposed by the Museum Cooperative are public ' Design Package The Museum Cooperative' s redevelopment proposal has met this condition, with the exception of amendments made to the design by the Salem Redevelopment Authority and/or Massachusetts Historical Commission. Specifically, the SRA may wish to mandate:. - Final approval of the plaza area should be postponed until designs are completed in greater detail - A condition that the primary and sole entrance to the development remain on New Liberty Street Cost Estimates The Museum Cooperative ' s redevelopment proposal has met this condition. Development Schedule The SRA may wish to mandate the following: - The Museum Cooperative must provide a reasonable timeframe for the remaining development (Phase II) - SRA participation at building committee meetings is required - The Museum Cooperative ' s timetable for revealing the "other uses" should be tied to the bond deadlines which the Museums are required to meet Acquisition Terms and Financing Plans Compensation to the SRA shall be $1 .00 plus other considerations to be defined as "Conditions of the Sale" Marketing and Management Plan The SRA may wish to mandate the following: - Museum Cooperative must commit funds for a joint study, sponsored in conjunction with the City, to identify methods in which the City and Institutions can work in partnership to increase the economic impact the development has on the downtown - Funds should be committed to complete the study in 1992 and to implement any of the findings in the years ahead - Funds should be. committed for future years, similar to a payment in lieu of taxes (PILOT) , to ensure a proper level of interest in economic development and marketing Operating Pro-Forma The Museum Cooperative ' s redevelopment proposal has met this condition. ESD/DISPOSTN r Salem Redevelopment 44-6900 Authority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE 744 4580 TO: SRA Board Members FROM: William E. Luster, Project Administrator RE: East India Garage Repairs DATE: April 17, 1991 On March 4, 1991, the City of Salem began structural repairs to the East India Municipal Garage to repair the leaking and concrete deterioration which exists at this site. The project, which is expected to take nine months to complete, will begin with deck repair on the top level of the garage. Over the next four to six weeks, construction will take place primarily along the perimeter of the garage parking decks with the installation of concrete "crickets" (crickets are sloped concrete designed to improve the flow of surface water into the existing drainage system) to improve the drainage system's efficiency. Beginning in May, bituminous concrete on the garage's lower levels will be removed and replaced with latex modified concrete. During this period of construction, garage patrons who normally park on the lower levels may be directed toward available spaces on the roof level. Since the garage presently operates at approximately 75% capacity, it is expected that the facility will be able to accommodate the usual number of cars throughout the project's duration. Other work besides drainage repairs to be completed include: - stairwell painting; - security improvements; and - exterior improvements. The DRB is presently reviewing design plans for the necessary exterior improvements. Work is being completed by T Equipment Corporation of Dorchester, MA, the lowest qualified bidder. The actual cost of construction is $1.39 million and is funded by a $1.6 million Municipal Bond. M17WP I .w 20 March 1991 ESSEX COUNTY JAIL REUSESTUDY BUILDING STATISTICS AREA CALCULATIONS-JAIL Cell Block E Wing N Wing TOTAL Gross: GroundFl/Basement - 5,776 1,551 1,888 9,215 First Floor - 5,003 1,551 1,888 8,442 Second Floor - 4,984 212* 1,888 7,084 Third Floor - 5,350 1.535 - 6,885 SUBTOTALS 21,113 sf 4,849 sf 5,664 sf 31,626 sf S Block N Block E Wing N Wing TOTAL Usable: Ground FI/Basement - 2,018 2,089 480 1,460 6,047 First Floor - 1,831 1,728 1,408 1,468 6,435 Second Floor - 1,814 2,193 - 1,468 5,475 Third Floor - 1.664 2.003 1.075 138 4.880 SUBTOTAL 7,327 8,013 2,963 4,534 22,837 AREA CALCULATIONS -HOUSE AREA CALCULATIONS:BARN Basement - 1,449 First Floor 675 First Floor - 1,491** MezBalc 396 Second Floor - 1,449 Third Floor 1.449 - TOTAL 5,838 sf gross TOTAL 1,071 sf (4,004 sf usable) (1,000 sf usable) JAIL CELL COUNT Interior Exterior TOTAL (single) (double) Ground Fl/Basement - 22 4 26 First Floor - 30 4 34 Second Floor - 28 5 33 Third Floor - 30 6 -3& TOTALS 110 19 129 (110 single) (19 double) * plus 336 sf in mezzanine; not in total ** plus 280 sf in frame addition;not in total STAHL ASSOCIATES ARCHITECTS A - I'r w I __ ___ Yr :::::.:::::o:::;:;:::;:;�:::;:;;:;:.;:;:;:;i::.<:.:;::`;:;:;:<;^.u:'<'d::%2:3:vs;:; I i � 1 I I ::::::.... .... . t .ti I 0 TYPICAL LAYOUT AND CIRCULATION TYPICAL SECTION . A CELL BLOCK « T0: SRA Board Members FROM: William E. Luster, Project Administrator RE: Essex Street Mall Maintenance Plan DATE: May 22, 1991 In an attempt to continue to improve the Essex Street Mall Maintenance Program which is designed and sponsored each year by the Salem Redevelopment Authority, the Planning Department has prepared a plan which provides for significant aesthetic improvements, as well as general maintenance and repairs. The work to be completed includes: - Installation of 30 metal flag poles throughout the Essex Street Mall; - Replacement of shrubs within planting islands; - Planting of annual flowers; - Repair of benches; and - Landscape maintenance. Through this plan, the City of Salem will provide two full-time staff people to sweep and collect trash, supervise a youth employment crew and coordinante planting and maintennace on the Mall. In addition, this plan operates in conjunction with the City's Market and Tourist Commission. The Commission will be providing new flags for the flag holders located throughout the Mall and would appreciate the SBA's assistance in providing new, metal flag poles. This will greatly enhance the appearance of the Mall. I have attached a proposed budget and plan for the 1991 Essex Street Mall Maintenance Program, for your review. I would like to recommend that the Board approve $8,000 for the 1991 Essex Street Mall Maintenance Program. E931 t Essen Street Mall Maintenance Plan Full-time Staff Responsibilities 1 Dept. of Public Works Staff Sweep and collect trash. 1 Planning Dept. Staff Supervise youth crew and coordinate planting and maintenance. Full-time Seasonal Staff (June 1 - August 31) 3 Planning Dept. laborers Collect trash, plant and (youth crew) maintain landscaped areas. Assist with general repairs. Staff Objectives: A. Plant and replace shrubs within landscaped areas. B. Plant annual flowers within landscaped areas. C. Sweep, clean and collect trash on a daily basis. D. Water, weed, fertilize and maintain all landscaped areas within the Mall. E. Provide general maintenance and repairs to mall amenities such as benches, bollards and kiosks. E931 Essex Street Mall Maintenance Plan BODGET Metal Flag Poles $2,400 Plant Material Shrubs 1,000 Annuals 1,000 Loam and Mulch 750 $2,750 Supplies watering cans, hoses, gloves, trash bags, rakes, pruning equipment, fertilizer and gardening tools $2,850 TOTAL $8,000 E931 � a Salem Redevelopment -6900 Authority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE -4580 TO: SRA Board Members FROM: William Luster, Project Administrator RE: Essex Street Mall Maintenance Plan DATE: April 23, 1990 In an attempt to continue to improve the Essex Street Mall Maintenance Program which is designed and sponsored each year by the Salem Redevelopment Authority, the Planning Department has prepared a Plan which provides seven (7) day coverage and provision of minor Mall renovations. The work to be completed includes: -Replacement of missing trees in existing tree pits; -Replacement of shrubs within planting islands; -Planting of annual flowers; -Repair of benches; and -Landscape maintenance. Through this plan, the City of Salem would provide two full-time staff people to sweep and collect trash, supervise a youth employment crew, and coordinate planting and maintenance on the Mall. Such staff would be responsible for maintenance Monday thru Friday. In addition, I would like to recommend that the Board hire a private firm to provide weekend coverage from June 1 - November 3. This crew would be responsible for trash collection and maintenance of the landscaping on Saturdays and Sundays, thus ensuring that the maintenance is done on a seven day basis. This year,the Planning Department is going to include the sponsorship of the plant beds along the Essex Street Mall with the bids for the City-wide Traffic Island Beautification Program. Each island along the Mall can be sponsored with a $100 donation. This money will help to subsidize the planting and landscape maintenance along the Essex Street Mall. I have attached a proposed budget and plan for the 1990 Essex Street Mall Maintenance Program for your review. I would like to recommend that the Board approve $15,000 for the 1990 Essex Street Mall Maintenance Plan. M59WP ' a Salemmm Redevelopment 4-6900 Authority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE 7,14580 ESSEX STREET MALL MAINTENANCE PLAN BUDGET PLANT MATERIAL $ 5, 750 Trees $2, 800 Shrubs 1, 000 Annuals 11000 Loam and mulch 750 WEEKEND MAINTENANCE CREW 6, 0.00 SUPPLIES 3, 250 Watering cans, hoses gloves, trash bags, rakes,* pruning equip. _ and fertilizer. TOTAL $15,000 KK1/mall r � a fMM Salem Redevelopment 44-6900 Authority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE 744 -4580 ESSEX STREET MALL MAINTENANCE PLAN STAFF COVERAGE FULL-TIME STAFF RESPONSIBILITIES 1 Dept. of Public Works staff sweep and collect trash 1 Planning Dept. staff supervise youth crew and coordinate planting and maintenance FULL-TIME SEASONAL STAFF (June 1 - August 31) 2 Planning Dept. laborers collect trash, plant and maintain (youth crew) landscape material PART-TIME SEASONAL STAFF (July 1 - August 31) 2-4 Member Youth Crew collect trash, plant and maintain Youth Opportunity Program landscape WEEKEND COVERAGE (Saturday and Sunday, May 1 - November 3 ) 1-2 man crew from a private firm to collect trash and maintain landscape PLAN A. Replace four missing trees in existing tree pits B. Replace several shrubs within planting islands C. Plant annual flowers D. Water and maintain landscape KKl/mall GOOD WIVES HORS D ' OEUVRES _ . September 28, 1992JCar Mr. Neil J. Harrington Mayor City of Salem Salem City Hall 93 Washington Street Salem, MA 01970 Dear Mr. Harrington, We thank you for your letter of September 8, 1992, offering the assistance of your administration with our upcoming plans to relocate Good Wives, Inc. to Salem. Moving projects such as this one require consideration of so many variables that affect the financial outcome for our business, and it is not a decision easily made. It would be most helpful to us, before finalizing our decision, to know if there are any programs the City of Salem has - or State or National_ programs that your office may be aware of - that would ease the-financial commitment we are undertaking, especially in the first few years of this enterprise. We again thank you for your interest in our project, and will call'on the ` assistance offered as it becomes necessary. Very sincerely, - Nina Robertson V, _ GOOD WIVES, nvc. 3 SPRING STREET - MARBLEHEAD, MASSACHUSETTS 01945-3313 (617) 631-7160 • 1-800-521-8160 ' . 5 � 1 I To: Bill Luster From: Kim Driscoll Re: Good Wives, Inc. - Move to Salem Date: October 26, 1992 As per your request, I have spoken with Nina Robertson, the owner of Good Wives, Inc. , regarding their upcoming plans to relocate to Salem. As you know, Ms. Robertson forwarded a letter to the Mayor regarding potential funding opportunities. The business is planning to relocate to a building on Mason Street. I explained that this was out of the SRA district, but there may be other ways the Board could help with funding. Ms. Robertson stated that her husband handled the financial elements of the business and he would call me to discuss this issue in greater detail. esd\kl\goodwive.mem 1 Salem Redevelopment 4-6900 Author ity ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE 744-4580 TO: SRA Board Members FROM: William E. Luster, Project Administrator RE: Insurance Liability Coverage DATE: April 17, 1991 At the end of April, 1991 the SRA's liability insurance coverage expires. We have received two quotes for coverage for the 1991-1992 policy period. They are as follows: Estimated 1991 Coverage Company Annual Premium Occurrence Aggregate Gerald T. McCarthy $3,680.00 1,000,000 1,000,000 Insurance Agency John J. Walsh $2,944.00 1,000,000 2,000,000 Insurance Our 1990 estimated annual premium was $7,457.00. Earlier this month, we received a return premium of $4,319.00. Therefore, our actual 1990 premium was $3,138.00 At Monday's meeting we can discuss these proposals further. M17WP a. LAND DISPOSITION AGREEMENT This Agreement is made and entered into as of this day of September, 1991, by and between the COMMONWEALTH OF MASSACHUSETTS,acting through the Commissioner of the Division of Capital Planning and Operations("DCPO")and having an office at One Ashburton Place,Boston, Massachusetts 02108(hereinafter referred to as the"Seller"), and the Salem Redevelopment Authority,having an office at One Salem Green,Salem,Massachusetts 01970(hereinafter referred to as the"Buyer"). WHEREAS the Seller desires the site be developed for purposes consistent with its prime location at the heart of Salem's historic district,and the Buyer agrees to develop the property for uses which will benefit the general public,and WHEREAS the Buyer has been designated by the Seller as the developer of the drillshed portion of the Salem Armory which development is to be in accordance with Chapter 108 of the Acts of 1987 as amended by Chapter 151 section 12 of the Acts of 1990; this Agreement; the Proposal dated February 1, 1989, and the provisional designation dated April 1, 1989 and amended by letters dated June 1 and June 6, 1990 which withdraw the Salem Armory Associates,all of which are incorporated herein by reference,and WHEREAS Seller and Buyer wish to agree as to the terms and conditions of such conveyance and development. THEREFORE,in consideration of one dollar and compliance with the terms and conditions of this Land Disposition Agreement,the parties do hereby agree as follows: 1 ARTICLE I DEFINMONS Defined Terms. For the purpose of this Agreement,the following terms shall have the meaning: a. "Agreement'shall mean this Land Disposition Agreement or LDA b. "Buyer" shall mean the Museums Cooperative of Salem, Inc. and only such as its successors and assigns in legal or beneficial interest to the property. C. "Certificate of Completion" shall mean the instrument or certification required of the Seller under Section 304. d "Closing Date"shall mean the date of recording of the deed,plan and this Land Disposition Agreement, September--, 1991 unless extended by mutual agreement of the parties,or accelerated by the Seller. e. "Construction Commencement Date" means that date, on or before 6 months after the Closing Date, on which construction commences. If and to the extent that, from time to time Buyer demonstrates that it is unable, for reasons beyond its control (which may include, without limitation, unfavorable financing, leasing or construction markets,inability to obtain governmental approvals,permits, variances, licenses, and the like), to begin construction on or before the applicable Construction Commencement Date,the Seller shall,from time to time,extend the Construction Commencement Date for a period,which is reasonable under the circumstances,not to exceed 24 months in the aggregate. I. "Covenant Expiration Date" shall mean the date,which is the twentieth anniversary of the date of the Certificate of Completion issued by the Seller. g. "Deed" shall mean the instruments, to be recorded in the County Registry of Deeds in Salem,Massachusetts,whereby the Property is conveyed to the Buyer. h. "Design Documentation"shall mean the final plans and program summary. 2 i i. "Designation Conditions"shall mean the terms and conditions being set forth in a document entitled"Provisional Designation,"which is made a part hereof by reference. j. "Drill Shed" shall mean that potion of the Salem Armory to be transferred to the Salem Redevelopment Authority as directed by Chapter 108 of the General Laws as amended k. "Head House" shall mean the front portion of the Salem Armory, not including the "drill shed",to be transferred to the Museums Cooperative of Salem 1. "Improvements" shall mean all structures and amenities to be made or created by the Buyer on or to the Property pursuant to the approved Design Documentation, in accordance with the Agreement, Request for Proposals,Proposal,and Provisional Designation. l in "Proposal'shall mean the document dated February 1, 1989 titled"Salem Armory Project" which refers to the proposal dated February 1, 1988 by the Museum Cooperative of Salem, Inc. and the proposal dated January 30, 1989 by Salem Armory Associates, for which provisional designation was later withdrawn by DCPO. n. "Property" shall mean the land and all improvements presently thereon situated in Salem, Massachusetts,as described a deed of equal date,and made a part hereof by reference,and a plan dated 1991 entitled and made a part hereof. o. "Provisional Designation" shall mean the selection by the Seller of the Buyer as the prospective purchaser and redeveloper of the Property,the same being set forth in the document"Provisional Developer Designation" dated April 1, 1989 as amended via §C (2)b and a letter dated June 6, 1991 to the Museums Cooperative of Salem,Inc,from Jim Zien,which is made a part hereof by reference. p. "Salem Armory" or "Armory" shall mean the building listed on the National and State Registers of Historic Places located on the Property. q. "Seller" shall mean the Commonwealth of Massachusetts acting through the Commissioner of the Division of Capital Planning and Operations. 3 1 * ' ARTICLE II TRANSFER OF THE PROPERTY AND PAYMENT THEREOF Aulhgrb of Seller. Seller has the power and authority to execute and deliver this Agreement and to perform the obligations of Seller hereunder in accordance with the terms and conditions of this Agreement. Covenant of Sale. Subject to all of the terms,covenants and conditions of this Agreement,the Seller agrees to sell and convey and the Buyer covenants and agrees to purchase the Property. Condition of Pmnerty to be Conveyed. The Seller and Buyer agree that the Property shall be conveyed "as is," that is, in the condition in which it exists at the time of the execution of this Agreement Purchase Price and Other Consideration. The purchase price for the Property shall be one dollar($1.00)which shall be paid to the Seller at the signing of the Agreement. Other consideration shall consist of compliance by Buyer with the terms and conditions of this Agreement. Time of Sale and Conveyance, If the Buyer shall then have satisfied the conditions precedent to delivery of the Deed,the sale and conveyance and delivery of possession of the Property and the purchase of the same by the Buyer shall take place on the Closing Date at the office of the Division of Capital Planning and Operations, 15th floor,One Ashburton Place, Boston, Massachusetts,or at such other place as the Seller may designate. The Closing Date shall be ,unless extended by mutual agreement of the parties. In addition,the Seller and the Buyer may,by mutual agreement,accelerate the Closing Date. 4 1 Title and Instrument of Conveyance. The sale and conveyance of the Property shall be by Quitclaim Deed conveying fee simple title to the Property subject only to the terms and conditions of this Agreement and to all Gens,encumbrances,casements and restrictions existing at the date thereof, provided however that any Gens, encumbrances, easements, restrictions or the like hereafter arising shall not affect either the use or development of the Property or any part thereof,as contemplated hereunder,or the value of the Property. At the Closing,but not before,this Agreement shall be recorded at the Essex County Registry of Deeds immediately prior to the Deed Feral Tax Stamps and Other Closing Costs. It shall be at the Buyers expense to pay the costs of any Federal or State documentary tax stamps which shall be required,and the cost of recording the Deed, this Agreement, and all other instruments and plans to be recorded together with the Deed. Adiustments. The Seller shall pay all operating costs of the Property allocable with respect to any period before delivery of the Deed hereunder. The Buyer shall pay all operating costs of the Property allocable with respect to any period after delivery of the Deed hereunder. Default by Seller re:Conveyance In the event that the Seller shall be unable to make conveyance or to deliver possession of the Property as provided herein, the Seller shall use reasonable efforts to make conveyance or to deliver possession as herein agreed, in which event the Seller shall give written notice thereof to the Buyer at or before the Closing Date in question, and thereupon the time for the performance by the Seller shall be extended for a period of six(60)days,or such longer period as the Seller and the Buyer shall mutually agree. Provided further,the Buyer shall have the election,either at the original or any extended time for performance, to accept such title and possession as the Seller can deliver to the Property and to pay therefor the purchase price without deduction, in which case the Seller shall go forward with the closing. In no event shall the Buyer be entitled to acquire less than all or so much of the Property as is tendered by the Seller. In the event that at the expiration of all extensions of time, the Seller shall be unable to make conveyance or to deliver 5 n • 1 possession as herein provided,then all obligations of the parties hereto shall cease,and this Agreement shall be void and the parties shall have no further recourse to each other hereunder. Default by Buyer prior to Delivery of Deed. In the event that prior to delivery of the Deed the Buyer shall default in its obligations hereunder and shall be unable to correct such default within 60 days of the Sellers receipt of notice thereof,then the Seller may,at its election,by notice to Buyer given on or prior to the Closing Date(as the same may be extended hereunder)terminate this Agreement and all rights of the Buyer hereunder. ARTICLE M RESTRICTIONS AND CONTROL UPON DEVELOPMENT Restrictions on Use and Desien This project is intended to be of public benefit to the City of Salem. The headhouse is to be developed for museum purposes in compliance with the accepted proposal, provisional designation, and designs. The headhouse construction is to be coordinated with the renovations to the drill shed which will be used for public purposes including a Visitors Center. a. Use of the Salem Armory shall be only for purposes authorized, as set forth in the Proposal, the Provisional Designation as amended, and Chapter 108 of the Acts of 1987 as amended by Chapter 151 section 12 of the Acts of 1990. The deed shall reflect conditions restricting use of the property, and shall provide for reversion in the event that such property ceases to be used for such purposes. b. The improvements to be constructed on the Property (hereinafter, collectively, "Improvements") will be in compliance with plans mutually acceptable to the Division of Capital Planning and Operations,the Museums Cooperative of Salem,Inc.,the Salem Redevelopment Authority,the National Park Service, and the Massachusetts Historical Commission. In its construction of the Improvements,the Buyer shall insure that there is no material deviation from such approved Design Documentation in connection with the appearance of the Improvements open to public view or access, except and only to the extent that changes have been requested in writing and have been approved in writing by the Seller. Approval by the Seller does not supersede or circumvent the requirements of any local, state or federal law or regulations. 6 n t � � C. The Improvements to the Salem Armory and any future changes to this structure shall conform with Secretary of Interior Standards and the Massachusetts Historical Commission regulations. Improvements and Submission of Plans. a. Buyer hereby agrees to submit to the Salem Redevelopment Authority,Salem Zoning Board of Appeals,Massachusetts Historical Commission,and all other government authorities,in a timely manner, any and all documents necessary to secure approvals,permits,variances or other permission to construct and expedite the project to notify Seller of such submissions;and to forward to the Seller copies of all approvals, variances,permits or other permissions received from the above entities. b. It is the general policy of the Seller that the building renovation shall be designed and constructed to accommodate persons who are physically handicapped. In furtherance of this policy, and without limiting the Buyer's obligation to comply with all legal requirements applicable thereto,the Design Documentation shall include provisions conforming to the provision of handicapped access. In the event the Buyer shall fail to comply with the foregoing requirements in proceeding with construction or modification of all or any part of the Improvements,the Seller may,within a reasonable time after discovery thereof,direct in writing that the Buyer modify or reconstruct such portion or portions of the Improvements as deviate from the approved Design Documentation or any change with respect thereto in order to bring them into conformance therewith. The Buyer shall promptly comply with such a directive. In addition to any other remedies available to it under law or under the Agreement,the Seller may enforce these provisions by an action in a court of appropriate jurisdiction to compel specific performance. Time for Commencement and Completion of hnorovemen s. a. The Buyer shall begin the construction of the improvements, in accordance with the approved Design Documents not later than the Construction Commencement Date. b. The Buyer shall diligently proceed to completion the construction of the Improvements and shall substantially complete such construction within 18 months after the applicable Construction Commencement Date. C. It is intended and agreed that the agreements and covenants contained in this Section with respect to the beginning and completion of the Improvements shall be covenants running with the land which will continue in force and effect after the delivery of the Deed. 7 When JaWmements Comyleted. The construction of the Improvements shall be deemed completed for the purpose of this Agreement when a Certificate of Completion is issued by the Seller. Promptly after receiving notice of completion by the Buyer's architect and after the certificate of occupancy is obtained,the Seller shall inspect the Property to insure substantial completion of the Improvements in accordance with the requirements of the Design Documentation,this Agreement and the Request for Proposals;after which time the Seller will furnish the Buyer with a Certificate of Completion so certifying. Such certification by the Seller shall be conclusive determination of satisfaction and termination of the agreements and covenants in this Agreement and in the relevant Deed with respect to the obligations of the Buyer to construct such Improvements,except for aspects thereof to be completed thereafter. Buyer agrees that Seller shall be under no obligation to issue a Certificate of Completion until such time as the Seller has had a reasonable opportunity to inspect the Improvements constructed pursuant to the provisions of this Agreement, however, the Seller shall not be required to make an inspection hereunder unless the Buyer has requested by written notice to Seller that it issue a Certificate of Completion. ARTICLE IV TRANSFER OF DEVELOPERS INTEREST General Terms Relating to Transfer of Interest in Proper by Buyer. After delivery of the Deed and prior to the completion of the construction of the Improvements in accordance with this Agreement,and notwhithstanding a transfer to the Museums Cooperative,Inc.,no legal or beneficial interest in the Property (which term shall be deemed to include successors in interest of such interest)shall be transferred,or caused or suffered to be transferred,which would directly or indirectly change the legal or beneficial ownership interests in the Buyer or the control of the Buyer from that existing on the date hereof without the written approval of the Seller,nor without such written approval,shall there be any other change in the ownership of such interests or in the relative distribution thereof or change in identity of the parties in control, or in the degree of control of the Buyer, by any other methods or means. Once a Certificate of Completion has been issued hereunder there shall be no limitation imposed hereby relative to the legal or beneficial ownership. Any transfer shall be subject to transferees assumption of all abligations of this agreement. g J 5 � � ARTICLE V PROVISIONS RELATING TO OPERATION AND MAINTENANCE Maintenance and Onetation. The Buyer shall, at all times until the Covenant Expiration Date, keep the Property and all Improvements in good and safe condition and repair,and in the occupancy,maintenance and operation of such improvements, the Property and the Improvements shall comply with all laws, ordinances, codes and regulations applicable thereto. ARTICLE VI INDEMNIFICATION Reimbursement of Seller in Respect of Certain Litigation, The Buyer shall pay all reasonable costs,expenses,judgment,decrees or damages which may be incurred by the Seller in any proceeding brought to enforce the obligations of the Buyer set forth in the provisions of this Agreement. The Buyer shall indemnify and hold harmless the Seller from any claims arising in connection with this Agreement ARTICLE VII INSURANCE Insurance covemee. The Buyer shall keep the Improvements and personalty used in connection therewith insured by general comprehensive insurance and additional risk insurance to the same extent and amount which is normally required by institutional mortgagees with respect to similar properties in the City of Salem, for at lease one year following the construction completion date. The Buyer shall provide evidence of insurance to the Seller. In the event of an insurance claim,proceeds shall be used for completion of construction. y Non-Cancellation Clause. All insurance policies shall provide that any cancellation,change or termination thereof shall not be effective with respect to the Seller until after at least thirty(30)days prior notice has been given to the Seller to the,effect that such insurance policies are to be cancelled,changed or terminated at a particular time. ARTICLE VIII RIGHTS,REMEDIES AND PROCEDURES IN THE EVENT OF A BREACH BY BUYER Default byBuver If, at any time, after delivery of the Deed the Buyer shall fail or refuse to commence, diligently pursue or complete construction in accordance with the terms and conditions of this Agreement,or shall fail or cease to use the property for purposes authorized, or shall otherwise violate or fail to comply with conditions set forth in this Agreement, the Seller shall in writing notify the Buyer of such failure or violation. The Buyer shall thereupon have 60 days from the receipt by it of such written notice to cure such failure or violation. a. If the Buyer does not cure such failure or violation within the 60 day period(or within such extended period of time as may be established by the Seller acting solely in its discretion) or where cure requires more than 60 days,and if Buyer does not promptly begin such cure and thereafter diligently prosecute the same to completion,an Event of Default shall be deemed to exist. (i) If there is an Event of Default, the Seller may, at its election, terminate this Agreement and all rights of the Buyer hereunder. The Seller shall also have the right to reenter and take possession of the Property and all Improvements thereon and to terminate and revest and vest in the Seller the fee simple estate therein, it being the intent that the conveyance of the Property to the Buyer shall be made upon, and that the Deed shall contain,a condition subsequent to the effect that in the event of an Event of Default, the Seller at its option may declare a termination in favor of the Seller. The title to,and all of the rights and interests of the Buyer, and any assigns or successors in interest, in the Property and such Improvements, shall revert to the Seller provided, that such condition subsequent. 10 (ii) If there is an Event of Default,the Seller hereto may in addition to or in lieu of other remedies set forth herein or allowed by law institute such actions and proceedings as may be appropriate,including actions and proceedings to compel specific performance and payment of all damages,expenses,and costs. (iii) Neither these remedies nor that class of remedies more particularly described in this Agreement shall be exclusive unless expressly stated. ARTICLE IX DESIGNATION CONDITIONS Compliance with Designation Conditions. a. The Buyer shall at all times proceed hereunder in essential conformity with the Designation Conditions as set out in the Proposal, the Provisional Designation and this Agreement. The Designation Conditions shall,at Buyers request,from time to time,be reviewed by the Seller to the extent that Buyer is unable to conform therewith by reason of applicable legal requirements or changed legal circumstances or other matters beyond the control of the Buyer. Decisions made by the Seller after good faith reasonable attempts to preserve the essential rights and obligations of the parties shall be conclusive. Where any Designation Condition is inconsistent with this Agreement, the provisions of this Agreement shall prevail. Otherwise, the provisions of this Agreement shall supplement, but not supersede, the Designation Conditions. ARTICLE X CONDITIONS OF CONVEYANCE Conditions Subsequent to Conveyance Prior to the construction commencement date,the Buyer shall satisfy the following conditions: a. The Buyer shall provide the Seller with a copy of a performance and payment bonds or other assurance of completion of the Improvements contained in the Design Documentation satisfactory in form and amount to the Seller,in the amount of the contract price for the construction improvements. 11 __J b. The Buyer shall provide the Seller with a copy of the contract documents for completion of the improvements described in this Agreement. C. The Buyer shall submit to the Seller a copy of a signed lease agreement with the National Park Service for its use of space in the Drill Shed for a Visitor's Center. The Buyer shall at all times keep the Seller fully and currently advised of the status of all aspects of the Buyer's progress in meeting the conditions of the Agreement with respect to the development,including, without limiting the generality of the foregoing,securing of financing and arrangements for construction. All contracts entered into by the Buyer respecting the development of the Property shall obligate the parties to act in a manner consistent with the obligations of the Buyer under this Agreement. During the implementation of any such contracts the Seller shall have the right to review all aspects of the work performed thereunder in order to insure that such work is being undertaken in a manner consistent with the obligations of the Buyer under this Agreement. ARTICLE XI ANTI-DISCRIMINATION;HIRING Anti-Discrimination:Hiring, The Buyer agrees that in the construction of the Improvements,and otherwise through the Covenant Expiration Date,in the performance of this Agreement it shall comply and shall cause all contractors to comply with all applicable laws,ordinances,regulations and orders from time to time in effect relating to non-discrimination,equal employment opportunity,contract compliance and afftmtative action. ARTICLE X11 MISCELLANEOUS PROVISIONS Obligations and Rights and Remedies Cumulative and c ,arable. The respective rights and remedies of the Seller and the Buyer provided by this Agreement or by law shall be cumulative, and the exercise of any one or more of such rights or remedies shall not preclude the exercise,at the same or different times of any other such rights or remedies. 12 Amendment This Agreement shall constitute the entire agreement between the parties hereto;it may be amended only by an instrument in writing signed by the Seller and the Buyer. How Agreement Affected by Provisions Being Held Invalid. If any provisions of this Agreement are held invalid, the remainder of this Agreement shall not be affected hereby,if such remainder would then continue to conform to the requirements of applicable laws. Time of Essence:Covenants to be Enforceable. Time is of the essence in the performance of this Agreement,and the parties hereto shall diligently, promptly and punctually perform the obligations required to be performed by each of them and shall diligently,promptly and punctually fulfill the conditions applicable to each of them. Seller's Staff and Officers Barred From Interest a. No member, official or employee of the Seller shall have any personal interest, direct or indirect,in this Agreement or the Buyer,nor shall any such member,official or employee participate in any decision relating to this Agreement which affects his personal interest or the interests of any corporation, partnership,or association in which he is,directly or indirectly,interested No member,official or employee of the Seller shall be personally liable to the Buyer or any successor in interest in the event of any default or breach by the Seller or for any amount which may become due to the Buyer or to its successor or on any obligations under the terms of this Agreement. b. The Buyer covenants that he has not employed or retained any company or person (other than a full-time bona fide employee working for the Buyer)to solicit or secure this Agreement,and that he has not paid or agreed to pay any company or person (other than such an employee)any gift, contribution, fee, commission, percentage, or brokerage fee, contingent upon or resulting form the execution of this Agreement Approvals and Notices. Where provisions of this Agreement require that notices, consents, approvals, authorizations, certifications,reviews and the like are required to be given to the Seller or received from the Seller hereunder, 13 •• a I such provisions shall be deemed to require that such notices,consents,approvals authorizations,certifications, reviews and the like be given to or received from the Seller acting in connection with its transfer to the Buyer of certain of the Property hereunder on behalf of the Commonwealth. Where the consent or approval of the Seller is required hereunder,such consent or approval shall not be unreasonably withheld,but the same shall be valid and binding only if given in a writing signed by a duly authorized official. Notices shall be deemed given when deposited in the United States mail and sent registered or certified mail,postage prepaid,to the principle office of the party to whom it is directed,which is initially as follows: Buyer: Seller: Division of Capital Planning&Operations One Ashburton Place 15th floor Boston,MA 02108 Atm: Commissioner With copies to: Division of Capital Planning&Operations One Ashburton Place Room 1610 Boston,MA 02108 Attn: Director of Real Estate Management The parties shall promptly notify each other of any change of their respective addresses set forth above. Any requests for approvals made by Buyer to the Seller where such approvals shall be deemed granted after a period of non-reply by the Seller shall,as a condition to the effectiveness thereof,be prefaced with the following language printed in capital letters in bold face type: "NOTICE THIS REQUEST FOR APPROVAL REQUIRES IMMEDIATE REPLY o FAILURE TO RESPOND WITHIN _ DAYS SHALL RESULT IN AUTOMATIC APPROVAL" 14 Matters to be Disregarded. The index to and titles of the several articles and sections of this Agreement are inserted for convenience of reference only and shall be disregarded in construing or interpreting any of the provisions of this Agreement Excusable Delays. For the purpose of any of the provisions of this Agreement,neither the Seller nor the Buyer,as the case may be,shall be considered in breach of or default in its obligations hereunder in the event of unavoidable delay in the performance of such obligations due to causes beyond its control and without its fault or negligence,including but not restricted to,acts of god,or of the public enemy,acts of the Government,acts of the other party, fires,floods or other casualties,epidemics,quarantine restrictions,labor disputes,freight embargoes,and unusually severe weather or delays of contractors and subcontractors due to such causes; it being the purpose and intent of this provision that in the event of the occurrence of any such enforced delay, the time or times for performance of the obligations of such party shall be extended for the period of the enforced delay, provided, that the party seeking the benefit of the provisions of this Section shall, within thirty (30) days after the beginning of any such enforced delay,have first notified the other party thereof in writing stating the cause or causes thereof and requested an extension for the period of the enforced delay. In calculating the length of the delay, the Seller shall consider not only actual work stoppages but also any consequential delays resulting from such stoppages as well. In no event shall any financing difficulty or inability to secure a building permit be a cause for an extension hereunder. Agreement binding on Successors and Assigns. The respective provisions of this Agreement,in accordance with their terms,shall be binding upon, and shall inure to the benefit of the successors and assigns of the Buyer and any public body succeeding to the interests of the Seller. Waivers. Any right or remedy which the Seller or the Buyer may have under this Agreement or any of the provisions,may be waived in writing,without execution of a new or supplementary Agreement. The Seller, in writing,may waive any provisions herein contained for its or their benefit. 15 „ J Aimlicable Law. This Agreement shall be construed and enforced in accordance with the laws of the Commonwealth of Massachusetts. This Agreement is to be construed as a Massachusetts contract and is to take effect as a sealed instrument. Exhibits and Attachments. Any and all exhibits and attachments referenced herein or attached hereto,are duly incorporated within this Agreement. 16 IN WITNESS WHEREOF,as of this day of September, 199,at Salem Massachusetts,the parties hereto have caused this Agreement to be signed,sealed and delivered by their duly authorized officers or representatives,respectively. APPROVED AS TO FORM: COMMONWEALTH OF MASSACHUSETTS acting by and through its DMSION OF CAPITAL PLANNING AND OPERATIONS by Office of the General Counsel John F.Bradshaw, Division of Capital Planning and Deputy Commissioner Operations Buyer. by Signed,sealed and delivered in the presence of: 17 COMMONWEALTH OF MASSACHUSETTS Essex, as. Salem September, 1991 Then personally appeared before me the above-named John F.Bradshaw of the Division of Capital Planning and Operations, who executed the foregoing Agreement on behalf of the Division of Capital Planning and Operations acting in its own behalf and on behalf of the Commonwealth of Massachusetts and acknowledged the same to be the free act and deed of the Commonwealth of Massachusetts and the Division of Capital Planning and Operations. Before me, Notary Public My commission expires: 18 -. J COMMONWEALTH OF MASSACHUSETTS COUNTY OF ESSEX ,1991 Then personally appeared the above-named and acknowledged the foregoing instrument to be the free act and deed of Before me, Notary Public My commission expires: 19 r LAND DISPOSITION AGREEMENT BY AND BETWEEN COMMONWEALTH OF MASSACHUSETTS AND SALEM REDEVELOPMENT AUTHORITY DECEMBER 1991 x LAND DISPOSITION AGREEMENT BY AND BETWEEN COMMONWEALTH OF MASSACHUSETTS AND SALEM REDEVELOPMENT AUTHORITY INDEX ARTICLE TITLE PAGE I DEFINITIONS Defined Terms 2 II TRANSFER OF THE PROPERTY AND PAYMENT THEREOF Authority of Seller 4 Covenant of Sale 4 Condition of Property to be Conveyed 4 Purchase Price and Other Consideration 4 Time of Sale and Conveyance 4 Title and Instrument of Conveyance 5 Federal Tax Stamps and Other Closing Costs 5 Adjustments 5 Default by Seller re: Conveyance 5 Default by Buyer prior to Delivery Deed 6 III RESTRICTIONS AND CONTROL UPON DEVELOPMENT Restrictions on Use and Design 6 Improvements and Submission of Plans 7 Time for Commencement and Completion of Improvements 7 When Improvements Completed 8 IV TRANSFER OF DEVELOPER'S INTEREST General Terms Relating to Transfer of interest in PropertybyBuyer 8 V PROVISIONS RELATING TO OPERATION AND MAINTENANCE Maintenance and Operation 9 VI INDEMNIFICATION Reimbursement of Seller in Respect of Certain Litigation 9 VII INSURANCE Insurance Coverage 9 Non-Cancellation Clause 10 L VIII RIGHTS,REMEDIES AND PROCEDURES IN THE EVENT OF A BREACH BY BUYER Default by Buyer 10 D: DESIGNATION CONDITIONS Compliance with Designation Conditions 11 X CONDITIONS OF CONVEYANCE Conditions Subsequent to Conveyance 11 XI ANTI-DISCRIMINATION;HIRING Anti-Discrimination; Hiring 12 XII MISCELLANEOUS PROVISIONS Obligations and Rights and Remedies Cumulative and Separable 12 Amendment 12 How Agreement Affected by Provisions Being Held Invalid 13 Time of Essence: Convenants to be enforceable 13 Seller's Staff and Officers Barred From Interest 13 Approvals and Notices 13 Matters to be Disregarded 14 Excusable Delays 15 Agreement binding on Successors and Assigns 15 Waivers 15 Applicable Law 16 Exhibits and Attachments 16 LAND DISPOSITION AGREEMENT This Agreement is made and entered into as of this 23rd day of December, 1991,by and between the COMMONWEALTH OF MASSACHUSETTS,acting through the Commissioner of the Division of Capital Planning and Operations ("DCPO") and having an office at One Ashburton Place, Boston, Massachusetts 02108 (hereinafter referred to as the "Seller'), and the SALEM REDEVELOPMENT AUTHORITY,having an office at One Salem Green,Salem,Massachusetts 01970(hereinafter referred to as the"Buyer"). WHEREAS the Seller desires the site be developed for purposes consistent with its prime location at the heart of Salem's historic district,and the Buyer agrees to develop the property for uses which will benefit the general public,and WHEREAS the Buyer has been designated by the Seller as the developer of the drillshcd portion of the Salem Armory which development is to be in accordance with Chapter 108 of the Acts of 1987 as amended by Chapter 151 section 12 of the Acts of 1990; this Agreement: the Proposal dated February I, 1989, and the provisional designation dated April 1, 1989 and amended by letters dated June 1 and June 6, 1990 which withdraw the Salem Armory Associates,all of which arc incorporated herein by reference,and WHEREAS Seller and Buyer wish to agree as to the terms and conditions of such conveyance and development. THEREFORE,in consideration of one dollar and compliance with the terms and conditions of this Land Disposition Agreement,the parties do hereby agree as follows: 1 ARTICLE I DEFUgYnONS Defined Terms. For the purpose of this Agreement,the following terms shall have the meaning: a. "Agreement"shall mean this Land Disposition Agreement or LDA b. "Buyer"shall mean the Salem Redevelopment Authority and only such as its successors and assigns in legal or beneficial interest to the property. C. "Certificate of Completion" shall mean the instrument or certification required of the Seller under Article IB. d. "Closing Date"shall mean the date of recording of the deed,plan and this Land Disposition Agreement, December 23, 1991 unless extended by mutual agreement of the parties, or accelerated by the Seller. C. "Construction Commencement Date" means that date, on or before 6 months after the Closing Date, on which construction commences. If and to the extent that, from time to time Buyer demonstrates that it is unable, for reasons beyond its control (which may include, without limitation, unfavorable financing, leasing or construction markets, inability to obtain governmental approvals, permits, variances, licenses, and the like), to begin construction on or before the applicable Construction Commencement Date,the Seller shall,from time to time,extend the Construction Commencement Date for a period,which is reasonable under the circumstances,not to exceed 24 months in the aggregate. I. "Covenant Expiration Date" shall mean the date, which is the twentieth anniversary of the date of the Certificate of Completion issued by the Seller. g. "Deed" shall mean the instruments, to be recorded in the County Registry of Deeds in Salem,Massachusetts,whereby the Property is conveyed to the Buyer. It. "Design Documentation"shall mean the final plans and program summary. 2 i. "Designation Conditions"shall mean the terms and conditions being set forth in a document entitled"Provisional Designation," which is made a part hereof by reference. j. "Drill Shed" shall mean that portion of the Salem Armory to be transferred to the Salem Redevelopment Authority as directed by Chapter 108 of the Acts of 1987 as amended k. "Head House" shall mean the front portion of the Salem Armory, not including the "drill shed",to be transferred to the Museum Cooperative of Salem,Inc. I. "Improvements" shall mean all structures and amenities to be made or created by the Buyer on or to the Property pursuant to the approved Design Documentation, in accordance with the Agreement, Request for Proposals,Proposal,and Provisional Designation. m. "Proposal" shall mean the document dated February 1, 1989 titled "Salem Armory Project" which refers to the proposal dated February 1, 1988 by the Museum Cooperative of Salem, Inc. and the proposal dated January 30, 1989 by Salem Armory Associates, for which provisional designation was later withdrawn by DCPO, all of which are on file in the Planning Department of the City of Salem, and incorporated herein by reference. n. "Property" shall mean the land and all improvements presently thereon situated in Salem, Massachusetts, as described in a deed of equal date,and made a part hereof by reference, and a plan dated February 13, 1990 and revised December 20, 1991 entitled"Subdivision Plan,Salem Armory,Essex Street, Essex County, Salem, Massachusetts,prepared for: The Museum Cooperative of Salem, Inc. scale 1" = 10' prepared by Surveying and Mapping Consultants,Inc.Braintree"and made a part hereof. o. "Provisional Designation" shall mean the selection by the Seller of the Buyer as the prospective purchaser and redeveloper of the Property,the same being set forth in the document"Provisional Developer Designation" dated April 1, 1989 as amended via §C (2)b and a letter dated June 6, 1990 to the Museum Cooperative of Salem, Inc. from Jim Zien, which is made a part hereof by reference,an is on file with the Planning Department in the City of Salem. P. "Salem Armory" or "Armory" shall mean the building listed on the National and State Registers of Historic Places located on the Property. q. "Seller" shall mean the Commonwealth of Massachusetts acting through the Commissioner of the Division of Capital Planning and Operations. 3 q. "Seller" shall mean the Commonwealth of Massachusetts acting through the Commissioner of the Division of Capital Planning and Operations. ARTICLE II TRANSFER OF THE PROPERTY AND PAYMENT THEREOF Authority of Seller. Seller has the power and authority to execute and deliver this Agreement and to perform the obligations of Seller hereunder in accordance with the terms and conditions of this Agreement. Covenant of Sale. Subject to all of the terms,covenants and conditions of this Agreement,the Seller agrees to sell and convey and the Buyer covenants and agrees to purchase the Property. Condition of Propgrtv to be Conveyed, The Seller and Buyer agree that the Property shall be conveyed "as is," that is, in the condition in which it exists at the time of the execution of this Agreement. Purchase Price and Other Consideration. The purchase price for the Property shall be one dollar($1.110)which shall be paid to the Seller at the signing of the Agreement. Other consideration shall consist of compliance by Buyer with the terms and conditions of this Agreement. Time of Sale and Conveyance. If the Buyer shall then have satisfied the conditions precedent to delivery of the Deed,the sale and conveyance and delivery of possession of the Property and the purchase of the same by the Buyer shall take place on the Closing Date at the office of the Division of Capital Planning and Operations, 15th floor,One Ashburton Place, Boston, Massachusetts,or at such other place as the Seller may designate. Ile Closing Date shall be December23, 1991,unless extended by mutual agreement of the parties. In addition,the Seller and the Buyer may,by mutual agreement,accelerate the Closing Date. 4 Title and Inswment of Conveyance. The sale and conveyance of the Property shall be by Quitclaim Deed conveying fee simple title to the Property subject only to the terms and conditions of this Agreement and to all liens,encumbrances,casements and restrictions existing at the date thereof, provided however that any liens, encumbrances, casements, restrictions or the like hereafter arising shall not affect either the use or development of the Property or any part thereof,as contemplated hereunder,or the value of the Property. At the Closing,but not before,this Agreement shall be recorded at the Essex South County Registry of Deeds immediately prior to the Decd. Federal Tax Stamns and Other Closing Costs. It shall be at the Buyer's expense to pay the costs of any Federal or State documentary tax stamps which shall be required,and the cost of recording the Deed, this Agreement, and all other instruments and plans to be recorded together with the Deed. Adjustments. The Seller shall pay all operating costs of the Property allocable with respect to any period before delivery of the Deed hereunder. The Buyer shall pay all operating costs of the Property allocable with respect to any period after delivery of the Deed hereunder. Default by Seller re:Conveyance In the event that the Seller shall be unable to make conveyance or to deliver possession of the Property as provided herein, the Seller shall use reasonable efforts to make conveyance or to deliver possession as herein agreed, in which event the Seller shall give written notice thereof to the Buyer at or before the Closing Date in question, and thereupon the time for the performance by the Seller shall be extended for a period of six(60)days,or such longer period as the Seller and the Buyer shall mutually agree. Provided further,the Buyer shall have the election,either at the original or any extended time for performance, to accept such title and possession as the Seller can deliver to the Property and to pay therefor the purchase price without deduction, in which case the Seller shall go forward with the closing. In no event shall the Buyer be entitled to acquire less than all or so much of the Property as is tendered by the Seller. In the event that at the expiration of all extensions of time, the Seller shall be unable to make conveyance or to deliver 5 possession as herein provided,then all obligations of the parties hereto shall cease,and this Agreement shall be void and the parties shall have no further recourse to each other hereunder. Default by Buyer nrior to Delivery of Deed. In the event that prior to delivery of the Decd the Buyer shall default in its obligations hereunder and shall be unable to correct such default within 60 days of the Seller's receipt of notice thereof, then the Scller may, at its election,by notice to Buyer given on or prior to the Closing Date (as the same may be extended hereunder)terminate this Agreement and all rights of the Buyer hereunder. ARTICLE III RESTRICTIONS AND CONTROL UPON DEVELOPMENT Restrictions on Use and Desien This project is intended to be of public benefit to the City of Salem. The drill shed is to be developed for civic, cultural,residential,or commercial uses, including but not limited to a Visitors Center or other uses approved by DCPO. The drill shed construction is to be in compliance with the accepted proposal, provisional designation,and designs and is to be coordinated with the renovations to the head house which is to be developed for museum-related purposes. a. Use of the Salem Armory drill shed shall be only for purposes authorized,as set forth in the Proposal, the Provisional Designation as amended, and Chapter 108 of the Acts of 1987 as amended by Chapter 151 section 12 of the Acts of 1990 or for other DCPO approved uses. The deed shall reference this Agreement which shall state the conditions restricting use of the property,and which shall provide a right of entry for condition broken in the Seller in the event that such property ceases to be used for such purposes. The intended uses noted in the preceeding paragraph are in compliance with the uses authorized by the foregoing legislation. b. The improvements to be constructed on the Property (hereinafter, collectively, "Improvements") will be in compliance with plans mutually acceptable to the Division of Capital Planning and Operations, the Museum Cooperative of Salem,Inc.,the Salem Redevelopment Authority,the National Park Service,and the Massachusetts Historical Commission. In its construction of the Improvements, the Buyer shall insure that there is no material deviation from such approved Design Documentation in 6 connection with the appearance of the Improvements open to public view or access,except and only to the extent that changes have been requested in writing and have been approved in writing by the Seller. Approval by the Seller does not supersede or circumvent the requirements of any local, state or federal law or regulations. C. The Improvements to the Salem Armory and any future changes to this structure shall conform with Secretary of Interior Standards and the Massachusetts Historical Commission regulations. Improvements and Submission of Plans. a. Buyer hereby agrees to submit to the Salem Redevelopment Authority,Salem Zoning Board of Appeals,Massachusetts Historical Commission,and all other government authorities,in a timely manner, any and all documents necessary to secure approvals,permits,variances or other permission to construct and expedite the project; to notify Seller of such submissions;and to forward to the Seller copies of all approvals, variances,permits or other permissions received from the above entities. b. It is the general policy of the Seller that the building renovation shall be designed and constructed to accommodate persons who are physically handicapped. In furtherance of this policy, and without limiting the Buyer's obligation to comply with all legal requirements applicable thereto,the Design Documentation shall include provisions conforming to the provision of handicapped access. In the event the Buyer shall fail to comply with the foregoing requirements in proceeding with construction or modification of all or any part of the Improvements,the Seller may,within a reasonable time after discovery thereof,direct in writing that the Buyer modify or reconstruct such portion or portions of the Improvements as deviate from the approved Design Documentation or any change with respect thereto in order to bring them into conformance therewith. The Buyer shall promptly comply with such a directive. In addition to any other remedies available to it under law or under the Agreement,the Seller may enforce these provisions by an action in a court of appropriate jurisdiction to compel specific performance. Time for Commencement and Completion of Improvements. a. The Buyer shall begin the construction of the improvements, in accordance with the approved Design Documents not later than the Construction Commencement Date. b. The Buyer shall diligently proceed to completion the construction of the Improvements and shall substantially complete such construction within 18 months after the applicable Construction Commencement Date. 7 C. It is intended and agreed that the agreements and covenants contained in this Section with respect to the beginning and completion of the Improvements shall be covenants running with the land which will continue in force and effect after the delivery of the Deed. When Improvements Completed. The construction of the Improvements shall be deemed completed for the purpose of this Agreement when a Certificate of Completion is issued by the Seller. Promptly after receiving notice of completion by the Buyer's architect and after the certificate of occupancy is obtained,the Seller shall inspect the Property to insure substantial completion of the Improvements in accordance with the requirements of the Design Documentation, this Agreement and the Request for Proposals; after which time the Seller will furnish the Buyer with a Certificate of Completion so certifying. Such certification by the Seller shall be conclusive determination of satisfaction and termination"of the agreements and covenants in this Agreement and in the relevant Deed with respect to the obligations of the Buyer to construct such Improvements,except for aspects thereof to be completed thereafter. Buyer agrees that Seller shall be under no obligation to issue a Certificate of Completion until such time as the Seller has had a reasonable opportunity to inspect the Improvements constructed pursuant to the provisions of this Agreement, however, the Seller shall not be required to make an inspection hereunder unless the Buyer has requested by written notice to Seller that it issue a Certificate of Completion. ARTICLE N TRANSFER OF DEVELOPERS INTEREST General Terms Relating to Transfer of interest in Prop=by Buyer. After delivery of the Deed and prior to the completion of the construction of the Improvements in accordance with this Agreement,and notwithstanding a transfer to the Museum Cooperative of Salem,Inc., and understanding that the Salem Redevelopment Authority will transfer the drill shed to the Museum Cooperative of Salem, Inc., no legal or beneficial interest in the Property (which term shall be deemed to include successors in interest of such interest)shall be transferred,or caused or suffered to be transferred,which would directly or indirectly change the legal or beneficial ownership interests in the Buyer or the control of the Buyer from that existing on the date hereof without the written approval of the Seller, nor without such written approval, shall there be any other change in the ownership of such interests or in the relative 8 distribution thereof or change in identity of the parties in control,or in the degree of control of the Buyer,by any other methods or means. Once a Certificate of Completion has been issued hereunder there shall be no limitation imposed hereby relative to the legal or beneficial ownership. Any transfer shall be subject to transferee's assumption of all obligations of this Agreement. ARTICLE V PROVISIONS RELATING TO OPERATION AND MAINTENANCE Maintenance and On me uon• The Buyer shall, at all times until the Covenant Expiration Date, keep the Property and all Improvements in good and safe condition and iepair,and in the occupancy,maintenance and operation of such Improvements, the Property and the Improvements shall comply with all laws, ordinances, codes and regulations applicable thereto. ARTICLE VI INDEMNIFICATION Reimbursement of Seller in Res=t of Certain Lidgadon. The Buyer shall pay all reasonable costs,expenses,judgment,decrees or damages which may be incurred by the Seller in any proceeding brought to enforce the obligations of the Buyer set forth in the provisions of this Agreement. The Buyer shall indemnify and hold harmless the Seller from any claims arising in connection with this Agreement,however,the United States of America shall be exempt from these requirements, 9 ARTICLE VII INSURANCE Insurancecoveraee. The Buyer shall keep the Improvements and personalty used in connection therewith insured by general comprehensive insurance and additional risk insurance to the same extent and amount which is normally required by institutional mortgagces with respect to similar properties in the City of Salem, for at least one year following the construction completion date. The Buyer shall provide evidence of insurance to the Seller. In the event of an insurance claim,proceeds shall be used for completion of construction. Non-Cancellation Clause. All insurance policies shall provide that any cancellation,change or termination thereof shall not be effective with respect to the Seller until after at least thirty(30)days prior notice has been given to the Seller to the effect that such insurance policies are to be cancelled,changed or terminated at a particular time. ARTICLE VIII RIGHTS,REMEDIES AND PROCEDURES IN THE EVENT OF A BREACH BY BUYER Default by Buyer If, at any time, after delivery of the Deed the Buyer shall fail or refuse to commence, diligently pursue or complete construction in accordance with the terms and conditions of this Agreement,or shall fail or cease to use the Property for purposes authorized, or shall otherwise violate or fail to comply with conditions set forth in this Agreement, the Seller shall in writing notify the Buyer of such failure or violation. The Buyer shall thereupon have 60 days from the receipt by it of such written notice to cure such failure or violation. a. If the Buyer does not cure such failure or violation within the 60 day period(or within such extended period of time as may be established by the Seller acting solely in its discretion) or where cure requires more than 60 days,and if Buyer does riot promptly begin such cure and thereafter diligently prosecute the same to completion,an Event of Default shall be deemed to exist. 10 (i) If there is an Event of Default, the Seller may, at its election, terminate this Agreement and all rights of the Buyer hereunder. The Seller,at its election,shall also have the right to reenter and take possession of the Property and all Improvements thereon and to terminate and revest and vest in the Seller title to the fee simple estate therein. The Deed shall reference Sellers right of entry for condition broken in the event of an Event of Default. (ii) If there is an Event of Default, the Seller hereto may in addition to or in lieu of other remedies set forth herein or allowed by law institute such actions and proceedings as may be appropriate,including actions and proceedings to compel specific performance and payment of all damages,expenses,and costs. (iii) Neither these remedies nor that class of remedies more particularly described in this Agreement shall be exclusive unless expressly statcd. ARTICLE IX DESIGNA71ON CONDITIONS Compliance with Designation Conditions. a. The Buyer shall at all times proceed hereunder in essential conformity with the Designation Conditions as set out in the Proposal, the Provisional Designation and this Agreement. The Designation Conditions shall,at Buyers request,from time to time,be reviewed by the Seller to the extent that Buyer is unable to conform therewith by reason of applicable legal requirements or changed legal circumstances or other matters beyond the control of the Buyer. Decisions made by the Seller after good faith reasonable attempts to preserve the essential rights and obligations of the parties shall be conclusive. Where any Designation Condition is inconsistent with this Agreement, the provisions of this Agreement shall prevail. Otherwise, the provisions of this Agreement shall supplement, but not supersede, the Designation Conditions. 11 ARTICLE X CONDITIONS OF CONVEYANCE Conditions Subsequent to Conveyance Prior to the construction commencement dale,the Buyer shall satisfy the following conditions: a. The Buyer shall provide the Seller with a copy of performance and payment bonds or other assurance of completion of the Improvements contained in the Design Documentation satisfactory in form and amount to the Seller,not to exceed the amount of the contract price for the construction improvements. b. The Buyer shall provide the Seller with a copy of the contract documents for completion of the Improvements described in this Agreement. C. The Buyer shall submit to the Seller a copy of a signed purchase and sale agreement or lease agreement with the United States of America acting through the National Park Service for its use of space in the Drill Shed for a Visitor's Center. The Buyer shall at all times keep the Seller fully and currently advised of the status of all aspects of the Buyer's progress in meeting the conditions of the Agreement with respect to the development, including, without limiting the generality of the foregoing,securing of financing and arrangements for construction. All contracts entered into by the Buyer respecting the development of the Property shall obligate the parties to act in a manner consistent with the obligations of the Buyer under this Agreement. During the implementation of any such contracts the Seller shall have the right to review all aspects of the work performed thereunder in order to insure that such work is being undertaken in a manner consistent with the obligations of the Buyer under this Agreement. ARTICLE XI ANTI-DISCRIMINATION;HIRING Anti-Discrimination: Hirine. The Buyer agrees that in the construction of the Improvements,and otherwise through the Covenant Expiration Date,in the performance of this Agreement it shall comply and shall cause all contractors to 12 comply with all applicable laws,ordinances,regulations and orders from time to time in effect relating to non-discrimination,equal employment opportunity,contract compliance and affirmative action. ARTICLE XII MISCELLANEOUS PROVISIONS Obligations and Rights and Remedies Cumulative and Separable. The respective rights and remedies of the Seller and the Buyer provided by this Agreement or by law shall be cumulative, and the exercise of any one or more of such rights or remedies shall not preclude the exercise,at the same or different times of any other such rights or remedies. Amendment This Agreement shall constitute the entire agreement between the parties hereto: it may be amended only by an instrument in writing signed by the Seller and the Buyer. How Agreement Affected by Provisions Bein¢Held Invalid. If any provisions of this Agreement are held invalid, the remainder of this Agreement shall not be affected hereby,if such remainder would then continue to conform to the requirements of applicable laws. Time of Essence:Covenants to be Enforceable. Time is of the essence in the performance of this Agreement,and the parties hereto shall diligently, promptly and punctually perform the obligations required to be performed by each of them and shall diligently,promptly and punctually fulfill the conditions applicable to each of them. Seller's Staff and Officers Barred From Interest a. No member, official or employee of the Seller shall have any personal interest, direct or indirect,in this Agreement or the Buyer,nor shall any such member,official or employee participate in any decision relating to this Agreement which affects his personal interest or the interests of any corporation, partnership,or association in which he is,directly or indirectly,interested. No member,official or employee of the Seller shall be personally liable to the Buyer or any successor in interest in the event of any default or 13 breach by the Seller or for any amount which may become due to the Buyer or to its successor or on any obligations under the terms of this Agreement. b. The Buyer covenants that he has not employed or retained any company or person (other than a full-time bona fide employee working for the Buyer) to solicit or secure this Agreement, and that he has not paid or agreed to pay any company or person (other than such an employee) any gift, contribution, fee, commission, percentage, or brokerage fee, contingent upon or resulting from the execution of this Agreement. Approvals and Notices. Where the consent or approval of the Seller is required hereunder,such consent or approval shall not be unreasonably withheld,but the same shall be valid and binding only if given in a writing signed by a duly authorized official,provided,however,that if the Buyer has requested approval from Seller such approval shall be deemed granted after a 30 day period of non-reply from date of Buyers request. Notices shall be deemed given when deposited in the United States mail and sent registered or certified mail,postage prepaid,to the principal office of the party to whom it is directed,which is initially as follows: Buyer: Salem Redevelopment Authority One Salem Green Salem, MA 01970 Seller: Division of Capital Planning &Opcmtions One Ashburton Place 15th floor Boston,MA 02108 Attn: Commissioner With copies to: Division of Capital Planning &Operations One Ashburton Place Room 1610 Boston,MA 02108 Attn: Director of Real Estate Management The parties shall promptly notify each other of any change of their respective addresses set forth above. Any requests for approvals made by Buyer to the Seller where such approvals shall be deemed granted after a period of non-reply by the Seller shall,as a condition to the effectiveness thereof,be prefaced with the following language printed in capital letters in bold face type: 14 "NOTICE THIS REQUEST FOR APPROVAL REQUIRES IMMEDIATE REPLY FAILURE TO RESPOND WITHIN 30_ DAYS SHALL RESULT IN AUTOMATIC APPROVAL" Matters to be Disregarded. The index to and titles of the several articles and sections of this Agreement are inserted for convenience of reference only and shall be disregarded in construing or interpreting any of the provisions of this Agreement. Excusable Delays. For the purpose of any of the provisions of this Agreement,neither the Seller nor the Buyer,as the case may be,shall be considered in breach of or default in its obligations hereunder in the event of unavoidable delay in the performance of such obligations due to causes beyond its control and without its fault or negligence, including but not restricted to,acts of God,or of the public enemy,acts of the Government, acts of the other party, fires, floods or other casualties,epidemics,quarantine restrictions,labor disputes, freight embargoes, and unusually severe weather or delays of contractors and subcontractors due to such causes; it being the purpose and intent of this provision that in the event of the occurrence of any such enforced delay, the time or times for performance of the obligations of such party shall be extended for the period of the enforced delay, provided, that the party seeking the benefit of the provisions of this Section shall, within thirty (30) days after the beginning of any such enforced delay, have first notified the other party thereof in writing slating the cause or causes thereof and requested an extension for the period of the enforced delay. In calculating the length of the delay, the Seller shall consider not only actual work stoppages but also any consequential delays resulting from such stoppages as well. In no event shall any financing difficulty or inability to secure a building permit be a cause for an extension,except as provided hereunder. Aarcement binding on Successors and Assims. The respective provisions of this Agreement,in accordance with their terms,shall be binding upon, and shall inure to the benefit of the successors and assigns of the Buyer and any public body succeeding to the interests of the Seller. 15 Waivers. Any right or remedy which the Seller or the Buyer may have under this Agreement or any of the provisions,may be waived in writing,without execution of a new or supplementary Agreement. The Seller, in writing,may waive any provisions herein contained for its or their benefit. Procertv Interest Held by the United States of America Notwithstanding any other provision of this agreement,if as expected the United Suites of America acting through any of its various departments or agencies becomes the owner of any interest in the Property, the said United States shall not be bound or subject to any provision of this Agreement (including but not limited to,any use restriction or right of entry for condition broken)except those which the United States has specifically agreced to in writing. Applicable Law. This Agreement shall be construed and enforced in accordance with the laws of the Commonwealth of Massachusetts. This Agreement is to be construed as a Massachusetts contract and is to take effect as a scaled instrument. Exhibits and Attachments. Any and all exhibits and attachments referenced herein or attached hereto,are duly incorporated within this Agreement 16 IN WITNESS WHEREOF,as of this 23rdday of ouember, 1991,at Salem Massachusetts,the parties hereto have caused this Agreement to be signed,sealed and delivered by their duly authorized officers or representatives,respectively. APPROVED AS TO FORM: COMMONWEALTH OF MASSACHUSETTS acting by and through its DIVISION OF CAPITAL PLANNING AND OPERATIONS f 2I A4�2.7-4 ce of the Gen Counsel evin M. Smith, Division of Capi Planning and Commissioner Operations Buyer. SALEM REDEVELOPMENT AUTHORITY by Signed,sealed and delivered in the presence of: 17 COMMONWEALTH OF MASSACHUSETTS Essex,ss. Salem a 3 November, 1991 Then personally appeared before me the above-named Kevin M. Smith of the Division of Capital Planning and Operations, who executed the foregoing Agreement on behalf of the Division of Capital Planning and Operations acting in its own behalf and on behalf of the Commonwealth of Massachusetts and acknowledged the same to be the free act and deed of the Commonwealth of Massachusetts and the Division of Capital Planning and Operations. Before me, o ublic My commission expires: �r�L L� /4S'l 18 COMMONWEALTH OF MASSACHUSETTS COUNTY OF ESSEX ,199 Then personally appeared the above-named ,and acknowledged the foregoing instrument to be the free act and deed of Before me, Notary Public My commission expires: 19 A Salem Redevelopment 4-6900 Authority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE 744-4580 TO: SRA Board Members FROM: William E. Luster, Project Administrator 'A RE: Lappin Lot Ceremony �n� A,r\ DATE: April 17, 1991 As you know, on December 31, 1990, the SRA purchased the vacant parcel located at 112 Washington Street with Community Development Action Grant funds. As a condition of the sale, the parcel shall perpetually bear the name "Lappin Park", after the former owner of the property, Stanley Lappin. The Planning Department is preparing preliminary plans for the construction of a public park at and around the site and the improvements will be forwarded to the Design Review Board. In addition, the Planning Department has met with the owners of the Peabody Block to discuss planned walkways and elevations for the storefronts which have been proposed to face onto this open space. As we have discussed at prior meetings, Mayor Harrington would like the SRA to plan an event in celebration of the purchase of the Lappin parcel as a kick-off for "Salem Rebuilds", the Mayor's economic development plan. On Monday, we can select a date for the ceremony and further discuss this issue. M17WP g ' 1 Salem Redevelopment Authority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE 744-6900 44-4580 TO: SRA Board Members FROM: William E. Luster, Project Administrator RE: Lappin Park Update DATE: October 2, 1991 As you may know, Faia and Sons Construction Company began construction of Lappin Park on Monday, September 9th. The Lappin Park design creates an attractive green space while meeting the needs of the pedestrians who may wish to access the storefronts which will be constructed as part of the Peabody Block development . As we reviewed at our last meeting, site amenities will include ornamental benches, decorative trash receptacles , period lighting and a new drinking fountain. New plantings will include 14 trees and several landscaped grass areas . Construction of the project will be completed within six to eight weeks. esd\memos923 r • BARCLAYS BANK PLC 75 State Street, Boston, Massachusetts 02109 Telephone: (617) 342.1400 Facsn»ile (617) 357.8584 August 21, 1991 Mr. Richard Wheatland 11 Museum Cooperative of Salem, Inc. Salem, MA 01970 , RE: Museum Cooperative of Salem Dear Mr. Wheatland: Barclays Basil: PLC is pleasui to indicate its interest in providing an irrevocable, transferable direct-pay Letter of Credit facility ("DPLC") for the account of the Museum Cooperative of Salem, Inc. (The Museum") in support of approximately $7,950,000 principal amount of bonds to be issued to acquire, renovate and rehabilitate a multiuse property known as the "Salem Armory Project". The term sheet below sets out an indication of the terms upon which Barclays Bank PLC is considering providing the DI'LC, and is not a commitment by Barclays to provide the DPLC. Anv commitment will be in the form of a formai Offer Letter, which may contain further teens than those set out beluw, dep .riding on the outcome of tho credit review process and ncgodations with the Museum, We are prepared to move quickly in seeking a formal credit approval for the Letter of Credit facility. A brief description of Barclays Bank PLC and its activities follows the indicative term sheet. Please note that the senior, unsecured debt of Barclays is rated by Moody's as Aaa/P-1 and by Standard and Poor's as AA+/A-1+, but not by any other Rating Agency. We look forward to continuing discussionS on this proposed financing with you and Tucker Anthony at your earliest convenience. Yours truly, Joan S. Parsons Vice President JSP:kas Enclosure i(cgistmi in Lond.a. England. Reg, Nu: 1026167. Reg. Of icc: 54 Lombard Succi,Londun EOP 3AH Ricker Anthwry rncorpnratcd 0.1, u,,,.... August 20, 1991 Mr. Richard Wheatland Museum Cooperative of Salem, Inc. c o Yeabodr Museum of Salem East India Square Salem, Massachusetts 01970 Dear Mr, Wheatland; As financial advisor and private placement agent to the Museum Cooperatn-e of ' Salem Inc., ("tile Museum ), Tucker Anthony Incorporated ugrees to underwrite the bonds for the Museum's upco.•tting issue provided the conditions outlined in this letter are successfully met by all parties Involved. We anticipsle that structuring and documenting the bond issue will allow a closing approximately (90) ninety dayti from the time work begins. We are currently pursuing credit support for the bonds in the form of a Letter of Credit, ("LOC") from Barclay's dank, ("the Bank"). We feel that obtaining an LOC from the Bank will ensure lower debt service payments and ultimately lover overall costs to the Museum. Based on our expericncc involving similar transactions, the Museum will need to agree to several requests from the Bank in order to successfully obtain an : Based on cost estimates from Joseph Lynch of Heafitz & Company, Inc., we nave assumed that the bond issue is comprised of two series of bonds. Serie; A, which will fund tire. Drill Shed, has a total par amount of $4,080,000. Series 13, which will fund the Head House, has a par amount of $3,870,000. Vic have estimated that the total cost of issuance for the bond iss;te is approximately 5318,000 (4.044), 2.0"0 of these costs will be included in with the bund issue will, the Xluscum contributing dtc other 2.0% ($159,000), Tucker Anthony feels confident that a tax-exempt variable rate demand note h;tckcd by un investment grade LOC can be successfully structured and placed in the market. This issue appears to be eligible for a tax-exempt bond issliod by Massachusotts Industrial Finance Agent)+. Please call me at (617) 725.2212 so that we may discuss the issues outlined herein. I look forward to working with you on this project. Sincerely, f' Tobias Yarmolinsky Vice President L� i impaRTArdTT MESSAGE FOR ;.. - A.M. DATE TIME -37P.M. M OF PHONE PHONE AREACOCE NUMBER EXTENSION TELEPHONED PLEASECALL CAMETtl SEE YOU` " WILL CALL AGAIN tWANTS 70 SEEYOU + RUSH``q.; RETURNECYOUAC�A�LI - SPECIALATTENTION MESSAGE SIGNED UT G IN U.Sa TOPS IV FORM 3002W 0,3g, 0 W - i Nathaniel Bowditch Park r � �� uomamoo' oaSvo O � c 6 1 ' Y II f.� i yI AJ1 � n�T• e � 7 � l° i LC J 11 / F+V i W � l 'Nathaniel Bowditch Park O �� v®vo v000a o ,R 1oIA f �� X11 � � .4 3 / P•U/ // l_� � r e y SalemEE Redevelopment 44-6900 Authority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE 744-4580 TO: SRA Board Members FROM: William E. Luster, Project Administrator RE: New Derby Street CDAG Project DATE: April 17, 1991 On March 11, 1991, a joint meeting of the SRA and the DRB was held to discuss design plans for the New Derby Street CDAG project. Since that meeting, Paul C.K. Lu & Associates have been finalizing plans for grading and planting areas, pavement markings, lighting and the geometric curb lay-out. The majority of plans are complete and technical bid specifications are being finalized. It is anticipated that the project will be advertised for public bid the first week in May. I will keep you informed on the status of this project, as it develops. M17WP l CITY OF SALEM, MASSACHUSETTS PLANNING DEPARTMENT WILLIAM E.LUSTERw� ONE SALEM GREEN City Planner ` 01970 (508)745-9595,EXT.311 FAX(508)744-5918 TO: Design Review Board Members FROM: William E. Luster, Project Administrator RE: Outdoor Cafe Proposals DATE: June 6, 1991 Over the last few weeks, many downtown restaurant owners have approached the Board regarding expanding their businesses to include outdoor service. This would provide restaurant patrons with the option to eat in or outdoors during the summer months. While I support the concept of outdoor cafes, I would like to caution the Board regarding the liability and safety issues associated with this proposal. In an effort to assist the Board in their deliberation on this issue, I have compiled the following recommended guidelines for the operation of outdoor cafes in the downtown: All tables, chairs, restaurant equipment and entrance gates should remain on private property, where ever and whenever possible. In the event that restaurant equipment encroaches upon public property, it will be the responsibility of the restaurant owner to provide adequate liability insurance for the area of enchroachment. Owners shall make all reasonable attempts to store or remove restaurant equipment from the outside area during non-operating hours. In the event that equipment can not be stored or removed from the outside area, equipment must be strongly secured to a permanent fixture which will prevent mobility due to inclement weather or vandals. The Board of Health should be consulted by restaurant owners for their input on the outdoor cafe proposal. M19 I CITY OF SALEM, MASSACHUSETTS PLANNING DEPARTMENT WILLIAM E. LUSTER ONE SALEM GREEN City Planner g' 01970 (508)745-9595,EXT.311 FAX(508)744-5918 December 5, 1991 Mr . William Munroe Inspector of Buildings One Salem Green Salem, MA 01970 Dear Bill : I am writing in regard to the exterior improvements being conducted at the Peabody Museum. Please be informed that due to the nature of these renovations, the museum is not required to go through the Design Review Board process. Thank you for your cooperation in this matter and please feel free to contact me if you have any questions or concerns. ncer Y, illiam Luster ity Planner esd\kl\peamus 1 - � SERAFINI, SERAFINI AND DARLING ATTORNEYS AT LAW 63 FEDERAL STREET SALEM, MASSACHUSETTS 01970 JOHN R. SERAFINI, SR. TELEPHONE JOHN R. SERAFINI,JR. 508744-0212 JOHN E. DARLING 617581-2743 ELLEN M. WINKLER TELECOPIER JOSEPH C. CORRENTI 508-741-4683 June 30, 1992 PERSONAL AND CONFIDENTIAL Mr. William Luster City Planner City of Salem One Salem Green Salem, MA 01970 RE: Lyceum Restaurant Dear Bill: Enclosed is a sketch that George Harrington has given to me for proposed landscaping and cafe area. Will you please see what needs to be done in order for him to get permission? Sincerely, J HN R. SERAFINI, SR. JRS,SR. /ln enclosure 1 I CITY OF SALEM, MASSACHUSETTS PLANNING DEPARTMENT WILLIAM E. LUSTER ;5T �' \.. ONE SALEM GREEN City Planner 01970 .s ell (508) 745-9595, EXT. 311 •S9F�/MINe I'uN / FAX (508) 744-5918 July 27 , 1992 Attorney John Serafini , Sr . 63 Federal Street Salem, MA 01970 Dear John : In response to your request regarding outside seating at the Lyceum Restaurant , I have enclosed a copy of the Salem Redevelopment Authority ( SRA) Outdoor Cafe Permit . Once the owners of the Lyceum have met the requirements of the Outdoor Cafe Permit , the SRA has to vote to approve the use. Following SRA approval of the use, the Design Review Board must review the type and quality of proposed tables and chairs. After ., everything has been approved, the Outdoor Cafe Permit will be issued by the SRA. The fee for the permit is $50 . 00 . 4 Please feel free to contact myself or Kim Lord if you have questions regarding this matter . Si er y, Wi lia Luster City Planner esd/kl/lyceum.pmt a Salem ® Redevelopment 4,6900 Authority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE X44 4580 SALEM REDEVELOPMENT AUTHORITY OUTDOOR CAFE PERMIT Preamble The Salem Redevelopment Authority encourages the development of outdoor cafes within the Heritage Plaza East and Heritage Plaza West Urban Renewal Districts to enhance the visitor and shopper experience in Salem and to assist in improving the economic viability of downtown businesses . This Permit process is designed to ensure that Salem' s unique architectural and cultural features are protected as outdoor cafe' s develop and to provide a consistent set of conditions for all outdoor cafe' s. As such, the SRA shall allow outdoor cafe uses within the Urban Renewal District , subject to the following conditions: 1 . All tables and chairs, as well as the surrounding area, must be maintained in a clean and safe manner . 2 . Restaurants must provide to the SRA, proof of liability insurance which covers the outside seating areas . 3 . Restaurants must receive approval for outdoor tables from the Salem Licensing Board and the Board of Health, prior to any requests being made to the SRA. 9 . The design of all outdoor tables, and chairs, and trash receptacles, must be reviewed by the Design Review Board and approved by the SRA. 5 . Seating areas must be of a size large enough to accommodate safe, easy and uninterrupted pedestrian travel, as well as access to and from tables . Since the size of tables and seating areas may vary, the SRA reserves the right to determine whether or not adequate space exists for the creation of an outdoor cafe. 6 . All tables and chairs must be safely secured in a vandal proof manner or must be brought inside every night . The storage or security system must be approved by the SRA. 7 . All outdoor cafe permits will be issued to restaurants for a one season trial period. During this time period restaurants will be closely monitored by all appropriate City departments and agencies to ensure that they comply with the provisions of this policy. Following completion of a satisfactory outdoor season, the SRA shall issue an outdoor cafe permit to the restaurant annually. S. Outdoor cafe permits may be revoked by the SRA for non- compliance with the provisions of this policy, at any time. By signing below, I certify that I have read and understand the provisions listed above and I agree to comply with all the requirements of this permit and any attached plans which are mandated by the Salem Redevelopment Authority. Signed and sealed this day of 1992. Salem Redevelopment Authority Petitioner Permit Fee Insurance Binder Municipal Department Approvals esd\sra\outdoor.pol ti t 2 Q m u 0 'a 22 July 1992 Mr. William Luster, City Planner CITY OF SALEM One Salem Green Planning Department Salem, MA 01970 Project: EXTERIOR RENOVATIONS TO THE PEABODY BLOCK Essex and Washington Streets, Salem, MA Subject: DESIGN &TECHNICAL REVIEW COMMENTS Dear Bill: I have made a visual inspection of the existing building exteriors and reviewed the design concept drawings which were presented to the Design Review Board on 20 May 1992 consisting of the following: A-E Proposed Park Elevations A-1 Elevation Details A-2 Elevation Details First Floor Plan (partial) Foodee's Pizza Floor Plan As a result of my review, 1 would like to offer the following observations and suggestions regarding the design issues and technical questions we discussed. M M N V r OVERVIEW X LL It is evident that the intent of the design solution is to blend harmoniously within the context of Townhouse Square, by matching the existing conditions of the present building M facades. The proposed elevations for the two facades facing the•park at the corner of Essex and Washington Streets do meet the objective of appearing to successfully relate to the N existing buildings in terms of their materials, scale, and architectural features, i.e. o pilasters, capitals, cornices, etc. The 1/8" and 1/4" scale elevations indicate with reasonable delineation, that the proposed facade improvements will match the existing conditions in terms of material, scale and profile. What is lacking however, are sufficient details, notes and dimensions in order to confirm that the constructed work will be consistent with the approved design intent. These details need not match the existing conditions in every respect, since it should not be the intent to replicate historical details, but instead, to respect them in terms of material and scale. The profiles can be simplified E in order to construct the elements with practical considerations in mind, but the overall y impact should not be deminished. d m N x d N N W N n Mr. William Luster 22 July 1992 Page 2 DESIGN ISSUES Windows: The sizes, profiles and color of window frames and sash should match the existing windows of the primary elevations. Brick: The color, size and texture of the new brick and mortar joints should match the existing. The joint thickness and coursing dimensions of new work should align with the existing. Stucco: The stucco material should be authentic portland cement stucco, with a sand finish. It is my recommendation that the primary fields of stucco between the brick pilasters be painted to match the color of the brick. The stucco areas shown as window lintels should be painted a color,to match the existing stone lintels if applicable, or be painted to simlate the color of limestone. Control joints will be required, as indicated in the attached outline specification, and should be located to enhance the order and heirarchy of the facades. If not located with attention to these concerns, the stucco surfaces will appear to dominate the design rather than support it with neutral simplicity. Pilaster Bases and Capitals. Friezes and Cornices: Whether constructed of wood, cast stone or fiberglass, it is my recommendation that these architectural elements be painted a color to match the existing stone lintels if applicable, or be painted to simulate the color of limestone. Metal Flashing: It is my recommendation that all metal flashing exposed to view be fabricated of: 1. copper, 2. lead coated copper; or 3. aluminum with a Kynar type painted finish of a color appropriate to the detail: color to match simulated limestone elements since they were not originally flashed. TECHNICAL ISSUES 1. Portland Cement Stucco material and installation shall adhere to the attached outline specifications. 2. The 'Scoring' of stucco at the window lintels as indicated on the drawings, shall be detailed as control joints. 3. Expansion joints will be required at the points where dissimilar materials intersect or meet e r Mr. William Luster 22 July 1992 Page 3 4. The brick pilaster detail (Section A-A on drawing A-2) indicates the 'Toothing' of new brick into existing brickwork. An approved brick anchoring system should be used in accordance with the Brick Institute of America standards, and in accordance with the Massachusetts State Building Code requirements of Section 1411.0 Bonding of Walls. 5. It is advisable to request that large scale details indicating both dimensions and profiles, be prepared for final approval of the following elements: Column bases and capitals. Friezes and cornices. Entrances, Storefronts and Window systems. Wood panels and details at storefronts. This point is of particular interest since the work completed on the Washington Street elevation about a year ago, is already showing signs of deterioration. Many of the wood joints have begun to open, thus allowing water to penetrate resulting in the unsightly peeling of paint. SUMMARY The design solution is honest and elegent, and the project will contribute significantly to the revitalization of Townhouse Square. However, the design intent will be realized if and only if, the details are consistent with that approved design direction, and most importantly, are executed properly. It is of utmost importance that a process be established which would allow for the review and approval of the design details prior to commencement of construction of the particular detail. As mentioned above, the preparation of large scale details by the architect, or shop drawings by the fabricators and installers, is recommended for your review and approval prior to construction. An alternative to large scale details would be the review of full size mock-ups and/or sample panels at the job site. It is recommended under this approach that a pre- construction conference be scheduled for all interested parties to review the design intent and direction established by the approvals granted to date. If scaffolding can be erected at the existing building facades on Washington and Essex Streets, then an inspection and measurements of the existing details and conditions referenced herein, can be completed prior to or during the pre-construction conference. Further confirmation of the design direction can be established by the preparation of sketches of the existing details and conditions, and used as reference in the preparation of mock-ups or sample panels. 6 Mr. William Luster 22 July 1992 Page 4 Please don't hesitate to contact me if you have any questions or comments. 1 trust that this memorandum will be a useful tool in the successful resolution of the outstanding design and technical issues effecting this project. Sincerely, 5 Paniel Hubb d Pierce, Principal Enclosures: Outline Specification for Portland Cement Plaster (Stucco) ' . YA ! 1 + t a m u d 6 i 27 July 1992 Mr. William Luster, City Planner CITY OF SALEM One Salem Green Planning Department Salem, MA 01970 Project: EXTERIOR RENOVATIONS TO THE PEABODY BLOCK Essex and Washington Streets, Salem, MA Subject: DESIGN &TECHNICAL REVIEW COMMENTS Dear Bill: I have made a visual inspection of the existing building exteriors and reviewed the design concept drawings which were presented to the Design Review Board on 20 May 1992 consisting of the following: A-E Proposed Park Elevations A-1 Elevation Details A-2 Elevation Details First Floor Plan (partial) Foodee's Pizza Floor Plan w As a result of my review, I would like to offer the following observations and suggestions regarding the design issues and technical questions we discussed. M M n m OVERVIEW X LL It is evident that the intent of the design solution is to blend harmoniously within the M context of Townhouse Square, by matching the existing conditions of the present building M facades. The proposed elevations for the two facades facing the park at the corner of Essex and Washington Streets do meet the objective of appearing to successfully relate to the N existing buildings in terms of their materials, scale, and architectural features, i.e. o pilasters, capitals, cornices, etc. The 1/8" and 1/4" scale elevations indicate with reasonable delineation, that the proposed facade improvements will match the existing conditions in terms of material, scale and profile. What is lacking however, are sufficient H details, notes and dimensions in order to confirm that the constructed work will be consistent with the approved design intent. These details need not match the existing conditions in every respect, since it should not be the intent to replicate historical details, but instead, to respect them in terms of material and scale. The profiles can be simplified E in order to construct the elements with practical considerations in mind, but the overall impact should not be deminished. m m 65 X d N y W N n Mr. William Luster 27 July 1992 Page 2 DESIGN ISSUES Windows: The sizes, profiles and color of window frames and sash should match the existing windows of the primary elevations. Brick: The color, size and texture of the new brick and mortar joints should match the existing. The joint thickness and coursing dimensions of new work should align with the existing. Stucco: The stucco material should be authentic portland cement stucco, with a sand finish. It is my recommendation that the primary fields of stucco between the brick pilasters be painted to match the color of the brick. The stucco areas shown as window lintels should be painted a color to match the existing brownstone elements on the Washington Street elevation. Control joints will be required, as indicated in the attached outline specification, and should be located to enhance the order and heirarchy of the facades. If not located with attention to these concerns, the stucco surfaces will appear to dominate the design rather than support it with neutral simplicity. Pilaster Bases and Caoitals. Friezes and Cornices: Whether constructed of wood, cast stone or fiberglass, it is my recommendation that these architectural elements be painted a color to match the existing brownstone elements on the Washington Street elevation. It should also be emphasized, that the existing pilaster bases, capitals, friezes and cornices on both the Washington Street and Essex Street elevations will require some restoration work, as is evident by the my visual inspection with binoculars. It is hoped that any restorative work which is required in the completion of this project, will be completed with the intent of matching the existing details in material and construction, with as little removal of existing material as is possible. Metal Flashing: It is my recommendation that all metal flashing exposed to view be fabricated of: 1. copper; 2. lead coated copper; or 3. aluminum with a Kynar type painted finish of a color appropriate to the detail: color to match simulated limestone elements since they were not originally flashed. TECHNICAL ISSUES 1. Portland Cement Stucco material and installation shall adhere to the attached outline specifications. a a fR � TI l Mr. William Luster 27 July 1992 Page 3 2. The 'Scoring' of stucco at the window lintels as indicated on the drawings, shall be detailed as control joints. 3. Expansion joints will be required at the points where dissimilar materials intersect or meet. 4. The brick pilaster detail (Section A-A on drawing A-2) indicates the 'Toothing' of new brick into existing brickwork. An approved brick anchoring system should be used in accordance with the Brick Institute of America standards, and in accordance with the Massachusetts State Building Code requirements of Section 1411.0 Bonding of Walls. 5. It is advisable to request that large scale details indicating both dimensions and profiles, be prepared for final approval of the following elements: Column bases and capitals. a Friezes and cornices. ' e Entrances, Storefronts and Window systems. Wood panels and details at storefronts. Note: This point is of particular interest since the work completed on the Washington Street elevation about a year ago, is already showing signs of deterioration. Many of the wood joints have begun to open, thus allowing water to penetrate resulting in the unsightly peeling of paint. SUMMARY The design solution is honest and elegent, and the project will contribute significantly to the revitalization of Townhouse Square. However, the design intent will be realized if and only if, the details are consistent with that approved design direction, and most importantly, are executed properly. It is of utmost importance that a process be established which would allow for the review and approval of the design details prior to commencement of construction of the particular detail. As mentioned above, the preparation of large scale details by the architect, or shop drawings by the fabricators and installers, is recommended for your review and approval prior to construction. An alternative to large scale details would be the review of full size mock-ups and/or sample panels at the job site. It is recommended under this approach that a pre- construction conference be scheduled for all interested parties to review the design intent and direction established by the approvals granted to date. If scaffolding can be erected at the existing building facades on Washington and Essex Streets, then an inspection and measurements of the existing details and conditions referenced herein, can be completed prior to or during the pre-construction conference. Further confirmation of the design direction can be established by the preparation of sketches of the existing details and conditions, and used as reference in the preparation of mock-ups or sample panels. Mr. William Luster 27 July 1992 Page 4 _ Please don't hesitate to contact me if you have any questions or comments. I trust that this memorandum will be a useful tool in the successful resolution of the outstanding design and technical issues effecting this project. "W Sincerely, aniel Hubbard Pierce, M Principal Enclosures: Outline Specification for Portland Cement Plaster (Stucco) EXTERIOR RENOVATIONS TO THE PEABODY BLOCK 07/22/92 Pierce Architects OUTLINE SPECIFICATION PORTLAND CEMENT PLASTER(STUCCO) PART 1 - GENERAL QUALITY ASSURANCE A. Installer: A firm which has at least three years experience in work of the type required by this section. B. Source: Obtain materials for Portland cementlaster from a single r p g source for each type of material required to ensure consistency in quality of performance and appearance. D. Reference Standards: Comply with applicable requirements of the following: 1. .Exterior Lath: ASTM C 847, Standard Specification for Metal Lath. 2. Portland Cement Plastering: ASTM C1063 Standard Specification for Installation of Lathing and Furring for Portland Cement-Based Plaster.and ASTM C926 including annexes, Standard Specification for Application of Portland Cement-Based Plaster. 3. Portland Cement Association: Portland Cement Plaster(Stucco) Manual, current edition. MOCK-UPS A. Before begining work of this section, provide mock-ups acceptable to the City of Salem. Include at least one control joint and all plaster accessories, hangers, channels, and lath that will be used in the finish work. Obtain acceptance of visual qualitites. Protect and mainatin acceptable mock-ups throughout the work of this section to serve as criteria for acceptance of this work. Approved mock- ups may be incorporated into finish work. SUBMITTALS A. Samples: Provide 12"x 12"samples of finished cement plaster for approval and for comparison with completed project. 1. Provide bonding agent samples, lath and all accessory item samples. B. Shop Drawings: Provide large scale shop drawings for fabrication, installation and erection of all parts of the work. Provide plans, elevations, and details of anchorages, connections and accessory items. Provide full size details, plans, sections, and profiles of all ornamental work. Provide installation templates for work installed by others. DELIVERY. STORAGE AND HANDLING A. Deliver materials and products in unopened factory labeled packages, containers, or bundles with manufacturer's label intact and legible. PORTLAND CEMENT PLASTER (STUCCO) 1 EXTERIOR RENOVATIONS TO THE PEABODY BLOCK 07/22/92 Pierce Architects B. Protect metal lath, metal suspension materials and metal accessories from dampness and wetting. Keep plaster and other cementitious materials dry until ready to be used. Store off ground , under cover, and away from sweating walls and other damp surfaces. C. Remove wet or deteriorated materials from the project site. Remove items delivered in broken, damaged, rusted or unlabeled condition from project site immediately. PROJECT CONDITIONS A. Weather and Environmental Conditions: Perform work only when existing and forecasted weather conditions are within the limits established by manufacturers of the materials and products used. Comply with referenced standards. 1. Temperature: Do not apply cement plaster unless a minimum uniform temperature of 55°F has been and continues to be maintained in and around building for a minimum of three days prior to plastering, during plastering, and a minimum of two days after plaster is dry. In warm weather, protect plaster from uneven and excessive drying and evaporation. Moist cure as required to prevent drying out during curing period B. Protection: Protect finished surfaces installed prior to plastering by covering with plastic sheets, non- staining kraft paper, removable type masking tape or non-staining petroleum jelly as appropriate to the surface being protected. 1. Maintain protective covering in place until completion of plastering work. 2. Protect plaster mix sand with polyethylene sheet or waterproof canvas material. Uncover only for batching or material delivery. MANUFACTURERS A. Where specific manufacturers or trade names are mentioned, it is to establish a standard of quality. Identical products by other manufacturers will be considered PART 2 - PRODUCTS MATERIALS AND PRODUCTS A. Metal Lath: Provide lath complying with ASTM A659, ASTM C847, and MLSFA"Technical Bulletin 101". 1. Exterior Work: Provide copper alloy steel, 3/8 inch, V-rib lath, 3.4 Ib. per sq. yd. Exterior lath shall be hot dipped galvanized in compliance with ASTM A525, G90 or ASTM A123. B. Channels: 1. Cold rolled, runner and cross furring channels coated with rust inhibitive paint. 2. Runner channels: 1 1/2", weighing not less than 475 lbs. per 1000 linear feet. 3. Furring channels: 3/4" weighing not less than 300 lbs. per 1000 linear feet. PORTLAND CEMENT PLASTER (STUCCO) 2 EXTERIOR RENOVATIONS TO THE PEABODY BLOCK 07/22/92 Pierce Architects C. Metal Accessories and Trims: Except as indicated otherwise, provide zinc alloy, hot dipped galvanized, or rigid PVC plastic accessories and trims. All accessories shall have expanded flanges or dips to permit complete embedment in plaster. 1. Comer Beads: Provide small radius beads with 2-7/8"expanded flanges of zinc alloy. Provide USG 1-A expanded corner bead or Architect approved substitute. 2. Casing Beads: Square edge stock type with expanded flange as required, 24 gauge rolled zinc at exterior or interior cement plaster. 3. Exterior Control Joints: Zinc with 1/4"open slot;depth as required by plaster depth. 4. Tie Wire: Stainless steel, #302, #304 or#316 annealed. 5. Hangers: 8 gauge stainless steel for exterior work, galvanized for interior wokrk unless noted otherwise.. 6. Strip Lath: 2.5 lbs. painted, diamond mesh, 6 inches wide. 7. EEx ansion Joint: Zinc alloy to accept expected joint width, USG Expansion joint, style#15. , 8. Corner Moldings: Provide fascia corner moldings of extruded 6063 aluminum, .05 inches thick with painted finish for interior work and PVC moldings for exterior work. CEMENT PLASTER(STUCCO) A. Portland Cement: ASTM C150, Type I or 1 A for base coat and Type I white for finish coats. B. Factory Prepared Stucco Finish Coat: Provide United States Gypsum Oriental Exterior Finish Stucco or approved substitute. C. Lime: Provide hydrated lime complying with ASTM C207, type S. D. Aggregate: Clean washed sharp sand complying with ASTM C897 and C144. Comply with ASTM C780 to establish proportions. E. Water: Clean and free from harmful matter. F. Fibers for Base Coat: Provide alkaline resistant cut glass fibers, 1/2"long, free of contaminates, and manufactured for use in Portland cement plaster. Quantities per batch shall be in accordance with the published directions of the fiber manufacturer, but not more than 2 pounds of fiber shall be used per cubic foot of cementitious material. MIXES AND COMPOSITIONS A. Plaster Provide plaster mixes complying with ASTM C926 proportion specifications. When mixing use known volume measures; do not batch by shovel. PORTLAND CEMENT PLASTER (STUCCO) 3 i EXTERIOR RENOVATIONS TO THE PEABODY BLOCK 07/22/92 Pierce Architects B. First and Second Coats: Mechanically mix and proportion Portland cement, sand, and lime in compliance with ASTM C926,Table 2. 1. First Coat: 1 part Portland cement, 3/4 to 1-1/2 parts lime, 2-1/2 to 4 parts aggregate. 2. Brown Coat: 1 part Portland cement, 3/4 to 1-1/2 parts lime, 3 to 5 parts aggregate. C. Job Mixed Finish Coat: Mechanically mix and proportion Portland cement, sand, and lime in compliance with ASTM C926, Table 3. 1. Finish Coat: Provide'Sand Finish'finish coat of 1 part Portland cement, 1-1/2 to 2 parts lime, 3 parts aggregate. D. Factory Prepared Finish Coat: Mix with water only and in strict compliance with manufacturer's instructions and recommendations, 'Sand Finish'. BONDING AGENTS A. Liquid bonding agent admixture shall be a formulation of acrylic polymers and modifiers equal to Acryl 60 by Thoro Systems Products. SEALANTS AT EXPANSION JOINTS A. Two part polyurethane, paintable, by SikaFlex. PAINT A. Paint shall be an elastomeric, acrylic based paint with bridging capabilities, equal to TNEMEC "Enviro-Crete"#156. PART 3 - EXECUTION INSPECTION A. The Installer/Erector shall examine substrates, supports, and conditions under which this work is to be performed and notify Contractor, in writing, of conditions detrimental to the proper completion of Mthe work. Do not proceed with work until unsatisfactory conditions are corrected. Beginning work means Installer accepts substrates and conditions. Concrete masonry units and concrete substrates shall be cured a minimum of 28 days prior to applications of cementitious plaster. METAL LATHING A. Rib lath shall have side ribs nested and ends lapped not more than 1 inch. End laps staggered and on supports with ribs resting against supports. Diamond Lath shall be lapped 1/2 inch at the sides and 1 inch at the ends. When end laps occurr between supports, lace or wire-tie the end s of sheets of all metal plaster bases with 18 gauge galvanized, annealed steel wire. PORTLAND CEMENT PLASTER (STUCCO) 4 I _ EXTERIOR RENOVATIONS TO THE PEABODY BLOCK 07/22/92 Pierce Architects B. Metal secured to furring channels or studs at intervals not to exceed 7 inches.along supports except for 3/8 inch rib lath shall be attached at each rib. Side lap wired and tied between supports not to exceed 9 inches. 1. Attach diamond-mesh expanded metal lath, flat rib expanded lath, and wire lath to horizontal wood supports with 1-1/2"roofing nails driven flush with the plaster base and attached to vertical wood supports with 6d common nails, or 1 inch roofing nails driven to penetration of at least 3/4inch. 2. Attach rib-expanded metal lath and sheet lath of 3/8 inch to horizontal and vertical wood supports with nails or staples to plrovide at least 1-3/4 inch penetration into horizontal wood supports, and 3/4 inch penetration into vertical wood supports. C. Metal Corner Beads: Apply at exposed outside corners throughout and to establish grounds. D. Metal Plaster Stops: Apply at plaster endings throughout. Apply at junctions of plaster and masonry surfaces throughout. Apply where called for on drawings. E. Accessories including but not limited to plaster stops, corner beads, and control joints shall conform to requirements of the Metal Lath Institute. See drawings for control joint locations. Install control joints at locations indicated, or if not indicated, at locations complying with the following criteria. 1. Where an expansion joint occurs in surface of construction directly behind plaster. 2. Where distance between control joints in plastered surfaces over lath exceed 18 feet in either direction or length to width ratio of 2-1/2 to 1. Install a control joint where the ceiling framing or furring changes direction. 3. Where area of Portland cement plaster on walls exceed 150 sq,,ft. PORTLAND CEMENT PLASTERING A. Prior to plastering of precast or cast-i-place concrete surfaces, light brush nblast nsurfacews to open pores and remove any mform coatings, dirt or laitance. Wet concrete and concrete block with water prior to application of plaster. B. Plaster Installation: Provide temporary wood grounds and screeds as needed to ensure accurate rodding of plaster to true planes. Install plaster in three coats over metal lath substrate with each layer thickness in compliance with ASTM C926, Table 4 to finish thickness of 7/8 inch. Install plaster in two coats over concrete block, concrete spandrel beams, and cast -in-place concrete in compliance with ASTM C926, Table 4, to finish thickness of 5/8 inch. 1. Flashings: Coordinate work with related and adjacent work such as flashings. 2. Scratch Coat: Provide scratch coat with enough pressure to form good keys with lath or good bond with concrete substrate, and cross-rake surface to provide mechanical bond with brown coat. in three coat system , or finish coat in 2 coat system. 3. Brown Coat: Install brown coat out to grounds and screens and straighten with rod and darby to tae plane. Leave brown coat rough for bond with finish coat. PORTLAND CEMENT PLASTER (STUCCO) 5 f� EXTERIOR RENOVATIONS TO THE PEABODY BLOCK 07/22/92 Pierce Architects 4. Finish Coat: Mix and install factory finish coat in strict compliance with manufacturer's instructions and recommendations. Mix and install job mixed finish coats in compliance with referenced standards. Scratch plaster in thoroughly and double back to a true even plane. 5. Finish: Trowel surface to create a uniform sand finish surface texture as smooth as possible, and free from slick spots and blemishes. Do not use additional water in troweling finish coat. B. Curing: Fog spray surface with water for at least three days after initial setting. 1. Warm Weather Reguirements: Protect plaster against uneven and excessive evaporation and from strong flows of dry air, both nattueral and artificial. Apply and cure plaster as required by climate and job conditions to prevent dryout during curing period. Provide suitable coverings, moist curing, barriers to deflect sunlight and wind, or combinations of these as required. BONDING ADMIXTURE A. Liquid bonding agent admixture shall be applied to all plaster mixes applied to solid substrates at rate of 1 part Acryl 60 by Thoro Systems Products, to 2 parts water. Mix per manufacturer's recommendations. TOLERANCES A. The following allowable installed tolerances are allowable variations from locations and dimensions indicated by the Contract Documents and shall not be added to allowable tolerances indicated for other work. 1. Allowable Variation from True Plumb. Level &Line:± 1/4"in 10'-0". 2. Allowable Variation from Specified Total Thickness:± 1/8". 3. Allowable Variation from True Plane:± 1/6"in 10'-0". ADJUSTING, CLEANING, AND PROTECTION A. Cut, patch, repair and point work as needed to accommodate other work and to repair cracks and defective surfaces. Eliminate blisters, check cracking, dried out spots and all other defects and problem areas. Repair minor damage to eliminate all evidence of repair. Leave work including trims and accessories ready for finishing by others. B. Clean adjacent surfaces using non-abrasive materials and methods to make adjacent work in "as found"condition, undamaged by plaster operations. Remove and replace work that cannot be successfully cleaned or repaired. C. Provide temporary protection to ensure work being without damage or deterioration at time of final acceptance. Remove protections and reclean as necessary immediately before final acceptance. PAINTING OF PORTLAND CEMENT STUCCO A. Paint all portland cement stucco surfaces with two(2)coats of the specified elastomeric paint in accordance with the manufacturer's printed instructions. PORTLAND CEMENT PLASTER (STUCCO) 6 \ tJ - l/ll� VVVVV�',`• '`�� 1I� i m 2 a � a m 'a ° 1 l? tea'k J 13 July 1992 Mr. William Luster, City Planner CITY OF SALEM One Salem Green Planning Department Salem, MA 01970 Project: EXTERIOR RENOVATIONS TO THE PEABODY BLOCK Essex and Washington Street, Salem, MA Subject: CONSULTATION SERVICES Dear Bill: It was a pleasure talking with you again, and learning of the latest plans for the renovations to the Peabody Block. Thank you for giving Pierce Architects the opportunity to provide the Consultation Services described herein. . i Confirming our understanding, I offer the following summary of the scope of the Consulting Services for the referenced project. Pierce Architects will assist you in the review of the design and construction documents prepared by the developer for the exterior renovations of the Peabodyh°'t Block, as follows: 40* 1. Review existing drawings in order to offer design suggestions vis-a-vis color`for the exterior stucco work, and details for the cornice and capitals above the first floor level of the storefronts. X m LL 2. Provide a technical review of the issues to consider when installing portland cement stucco. m 3. Attend a site inspection meeting to review contractor mock-up details, test panels and/or shop drawings if applicable. o m The Final product of my review and consultation will be the presentation of a memorandum Z summarizing my observations and recommendations, for your consideration prior to final approvals and commencement of construction. m m The Fee for the above scope of Consultation Services shall be $500.00 (Five Hundred Dollars), and it is expected that the memorandum will be submitted prior to 24 July 1992. E *s m W N m m fA X m N m W N r Mr. William Luster 13 July 1992 Page 2 1 look forward to working with you and Kim Lord on this must important project for downtown Salem. Thank you again for your consideration. Sincerely, iel HubbardVrce, A Principal SalellmRE Redevelopment 44-6900 Authority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE 744-4580 TO: SRA Board Members FROM: William E. Luster, Project Administrator RE: Peabody Block - Status Report DATE: April 17, 1991 In September of 1990, Carl Dumas, owner of the Peabody Block, approached the SRA with a request for a $100,000 Capitalization Loan. The requested loan funds would be used to assist the developer with the cost of providing necessary handicap accessibility renovations in the building. The Board authorized me to negotiate a final loan package with Mr. Dumas (see attached document), and on February 4, 1991, the Board approved the Peabody Block Capitalization Loan request. Since that date, the developers of the Peabody Block have approached the Board regarding an amendment to the terms and conditions of their loan. Specifically, they would like the interest rate of the loan to be decreased from 8% to 5%. This will greatly assist the owners of the Peabody Block during the first year of operation, as their monthly interest only payments will be greatly reduced. Renovation of the Peabody Block steadily continues and the Phoenix Enrichment Center has recently relocated to the second floor of the building. By granting this amendment to the loan terms and conditions, the Board can insure that the development of this building continues toward a satisfactory completion. At Monday's meeting, I will present the amended loan terms and conditions for your review. M17WP CITY OF SALEM, MASSACHUSETTS PLANNING DEPARTMENT �oxx WILLIAM E. LUSTER �v� ONE SALEM GREEN City Planner = �+ 01970 `,_ -_„bra (508) 745-9595, EXT. 311 9BCgM&�� FAX (508) 744-5918 REQUEST FOR PROPOSALS CITY OF SALEM PROFESSIONAL SERVICES FOR ANALYSIS OF RE-USE ALTERNATIVES FOR THE OLD SALEM POLICE STATION 17 CENTRAL STREET, SALEM MASSACHUSETTS I. Project Description The City of Salem, Massachusetts requests proposals from urban design, planning, architectural or engineering firms to prepare an analysis of re-use alternatives for the Old Salem Police Station located at 17 Central Street. The goal of the analysis is to identify potential uses for the existing structure, and assess the benefits,drawbacks and feasibility of each use. The analysis shall be divided into the following two phases: 1) Building and Regulatory Analysis and 2) Market and Economic Analysis. The firm may, subject to independent review, go on to perform final design. IL The Consultant shall supply all labor and materials, out of pocket expenses and travel necessary to complete the following Scope of Services: A. Develop through survey, discussions with city officials, SRA members, area businesses and non-profit institutions, a list of re-use criteria for the site. The requirements should be divided into two categories: 1)Building and Regulatory and 2) Market and Economic. B. Determine the minimum building improvements necessary for re-use, including assessment of handicapped accessibility issues. C. Develop preliminary budget for minimum improvements. D. Evaluate suggested uses for the site by presenting the benefits and drawbacks of each use and identifying the impacts to the City and the downtown. The evaluation should be divided into two general categories: 1) Building and Regulatory (focusing on preservation, permitting and licensing) and 2) Market and Economic (focusing on financial feasibility, ability to generate activity downtown and complement existing businesses). E. Prioritize list of recommended uses for the site following discussions with city officials and SRA members. F. Prepare a report which addresses issues concerning design, planning, construction, financial feasibility, and marketing for top priority reuse alternatives. This report should include, but not be limited to the following: - ability to complement the downtown environment - assessment of competitive businesses in Salem and the North Shore - renovation cost - tenant fit-up cost - assessment of demand for use - income projections - financing scenarios possibilities - building design restrictions for use - parking availability for use - handicapped accessibility - structural problems with existing structure - analysis of the financial feasibility of the preferred uses G. Prepare an implementation plan for each top priority reuse alternative. M. Work Plan The scope of services shall include but not be limited to the following: 1. Review of existing documents and files on previous re-use and renovation efforts by the City. 2. Survey of the existing building conditions at 17 Central Street. 3. Attend all required meetings with City officials to gain their input and to review proposed alternatives. 4. Presentation to the City and Salem Redevelopment Authority of prioritized list of reuse alternatives. 5. Preparation of general sketches and schematic drawings to illustrate the proposed improvements. 6. Presentation of final report to City officials and Salem Redevelopment Authority. IV. Proposal Requirements Proposals will be submitted on the enclosed application form: (DSB-1, Rev. 2/90 - from the State's Designer Selection Board). Proposals shall include the names and resumes of any sub-consultants to be employed by the designer in the execution of this project, and identify the categories of the project in which their services will be used. Proposals shall include resumes of all persons employed by the firm who will be included on the project team. V. Qualifications Successful applicant will be required to have significant experience in urban design, urban planning, architecture, real estate development. Vl. Method of Selection The City of Salem will accept proposals, as described above, delivered to the Salem Purchasing Department, One Salem Green, Salem, Massachusetts 01970, on or before 2:00 p.m. on Thursday. May 27, 1993. Five (5) copies of the proposal should be submitted. Proposals will be evaluated according to the following criteria: 1. Prior similar experience; 2. Quality of previous work on public and private projects; 3. Public sector knowledge; 4. Financial stability; 5. Qualifications of the consultants who will work with the applicant on the project, including professional registration; 6. Capacity to undertake project in a timely manner; and 7. Affirmative hiring goals. The Salem Purchasing Department will review all proposals based upon the above criteria. Findings from this evaluation will be submitted to Salem's Designer Selection Committee, whose members will review these findings and select finalists also based on the criteria. Applicants may be required to appear for an interview before the DSC. Following interviews of these finalists and collection of information necessary to render a decision, committee members will rank finalists in order of qualifications and transmit the list to the awarding authority. All finalists will be treated equally and reasons for the rankings will be set down in writing. The City will then appoint a designer based on a successful fee negotiation among the finalists in order of rank and is subject to approval by the Mayor. The City of Salem reserves the right to reject any and all proposals or to waive any informalities in the bidding process. Inquires should be directed to: William Luster City Planner One Salem Green Salem, MA 01970 (508) 745-9595, ext. 311 Proposals should be directed to: Dennis Daly Purchasing Agent One Salem Green Salem, MA 01970 d2\poHrfio2 (508) 745-9595, ext. 311 DEED Salem Redevelopment Aughority, a public body politic and corporate, duly organized and existing pursuant to the General Laws of Massachusetts, having its office in Salem, Essex County, Massachusetts, in consideration of One Dollar ($1 .00 ) paid, grants to Salem Five Cents Savings Bank a Massachusetts Mutual Savings Bank having its usual place of business at 210 Essex Street, Salem, MA . with QUITCLAIM COVENANTS, the following: A Right of Way and Passage on foot or by motor or other vehicle in common with the Grantor and others entitled thereto upon and over a certain parcel of land shown as Parcel P-5 on a plan of land entitled "Property Plan Project No . Mass R-95, Heritage Plaza East, Salem Redevelopment Authority, Salem, Mass Scale 1" = 20 ' dated October 4 , 1974 Whitman & Howard, Inc. Engineers and Architects" , recorded with Essex South District Registry of Deeds as Plan Book 133 , Plan 2 , at all times and for all purposes including access to and egress from the parcel of land conveyed to the Grantee herein by the Grantor, by deed dated May 4 , 1973 and recorded with said Deeds in Book 5971 , Page 432 , said parcel of land being shown as Parcel RC-7A on a plan of land recorded with said deeds in Book 5975 , Page 800 , over the whole or any part or parts of said Parcel P-5 to and from Church Street . Grantor reserves the right to establish a definite location for the within rights upon and over said Parcel P-5 , within such area( s) not less than twelve ( 12 ) feet in width and of such configuration and having such location as shall provide clear, unobstructed, unlimited access to and egress from said Parcel RC-7A to and from Church Street . Such definite location shall become effective upon the recording with Essex South District Registry of Deeds of an appropriate instrument executed by the Grantor and Grantee or their successors in record title, accompanied by a record plan showing such definite location. The within Rights and Easements shall be for the benefit of the Grantee herein, its successors and assigns, and shall also be appurtenant to said Parcel RC-7A and run with the land . The Grantor certifies that all conditions precedent to the valid execution and delivery of this Deed on its part have been complied with and that all things necessary to constitute this Deed its valid, binding and legal conveyance on the terms and conditions and for the purposes set forth herein have been done and performed and have happened, and that the execution and delivery of this Deed on its part have been and are in all respects authorized in accordance with law. For title see Order of Taking dated February 18 , 1970 recorded with said Deeds on February 23 , 1970 in Book 5668 , Page 220 . WITNESS the execution hereof this day of 199 . (SEAL ) SALEM REDEVELOPMENT AUTHORITY ATTEST: BY: Chairman THE COMMONWEALTH OF MASSACHUSETTS ss Then personally appeared the above-named Chairman as aforesaid, and acknowledged the foregoing instrument to be the free act and deed of the Salem Redevelopment Authority, before me, Notary Public My Commission Expires : From the office of : PLUNKETT & PLUNKETT 208 Essex Street Mall Salem, MA 01970 March 3 , 1992 Mr . Thomas M. Leonard Senior Vice President Salem Five Cents Savings Bank 210 Essex Street Salem, MA 01970 Dear Tom: Enclosed please find an executed Deed of Easement for the right-of-way over the property owned by the Salem Redevelopment Authority, adjacent to One Salem Green. Thank you for your assistance in this matter, and we are planning to move forward on this project within the next few weeks. Sincerely, William E. Luster City Planner jm\kl\leonard SALEM FIVE ��, � 210 ESSEX STREET • SALEM, MASSACHUSETTS 01970 TELEPHONE 508-745-5555 • 1.800-322-BANK THOMAS M. LEONARD Senior Vice President December 16, 1991 William Luster, City Planner City of Salem One Salem Green Salem, MA 01970 Dear Bill: In a recent review of the legal documents regarding the Bank' s parking lot in the rear of the bank building at 210 Essex Street, we find that we have some questions concerning access to that area. on June 30, 1970, the Salem Five Cents Savings Bank deeded land owned by the Bank to the Salem Redevelopment Authority so that the SRA could institute its redevelopment plan for the central business district. The SRA subsequently sold adjacent property on the new Essex Street mall to Salem Five so that the addition we moved into in 1974 could be completed. At the time of that land transfer an easement to access the bank' s property across land (the city' s Church Street parking facility) owned by the SRA was discussed but inadvertently never consummated. That issue is of some concern to the Bank as with our main entrance on the pedestrian mall, access through our rear entrance is the only normal access open to the Bank. We would like to meet with you to review this issue and to structure a request to the Salem Redevelopment Authority to correct this deficiency with a recorded easement. When you have had the opportunity to review your records on this matter, I will call you to schedule an appointment so that we may resolve this issue. Very truly yours, Thom M. onard `�® Senio V' e President A /klh Salem Five Cents Savings Bank Salem, Danvers, Hamilton-Wenham,Swampscott, and Peabody Member FDIC/I1 r M FFIW Z7 210 ESSEX STREET • SALEM, MASSACHUSETTS 01970 TELEPHONE 508-745-5555 • 1.800-322-BANK THOMAS M. LEONARD Senior Vice President December 31 , 1991 William Luster, City Planner City of Salem One Salem Green Salem, MA 01970 Dear Bill: Enclosed please find a draft Deed of Easement for the right of way over Salem Redevelopment Authority land we have discussed. Attorney Barry W. Plunkett has also provided a sample certificate and bylaws of the SRA for your use. We have also provided two plot plans which should assist you in bringing this issue to closure. Please let me know if there is anything else you need to complete this step or if you will need someone from the bank to appear before the next SRA meeting. Thank you again for your prompt attention to this most important matter. Very truly yours, / Wm Thomas M. Leonard Senior Vice President /klh enclosures cc: William H. Mitchelson, President Kevin M. Tierney, Senior Vice President Salem Five Cents Savings Bank Salem, Danvers, Hamilton-Wenham, Swampscott,and Peabody Member FDIC/DIFM prr- BK6125 PGO03 Salem Redevelopment JOHN..{GYT,.{W. OARq V IIRELTT Authority OLD TOWN HALL,32 DERBY SO.,P.O.BOX 3003, SALEM,MASS.01970 TELEPHONE 744.6900 ,Y CERTIFICATE The undersigned hereby certifies that: duly He is the y a ppointed Executive-Director of the Salem Redevelopment Authority and the custodian of the records of the said 'Y Authority; and is duly authorized to execute this Certificate. " ? Attached hereto is a true and correct copy of a portion of the By-Laws of the Salem Redevelopment Authority relating to duties of the Chairman and Vice-Chairman adopted on September 18, 1962. I hereby further certify that the said By-Laws are still in t . ' force and effect. IN WITNESS WHEREOF, I hereunto set my hand as such Executive- Director and affix the seal of said Authority thismoi, day of�- 47a 1 EXECUTIVE-DIRECTOR `. .) `r. _ 1 � r Cw..1,YpM V,G[SY.I.IY.M •.t A{Y,I[. [.T. Tq{„{V„{q Y[Y[{q � WILLIAM J.TINTI.((D, LAWR(NC(J.OL((ON ODA J.IURNARI DAVID G.JOHN(ON. M.0. ROD(RT(.COWMAN i i _ BK6125 PGO04 BY-LAWS OF THE SALEM REDEVELOPMENT AUTHORITY t' Section 1. Name of Authority. The name of the Authority shall be the "Salem Redevelopment Authority". Section 2. Seal of Authority. The seal of the Authority shall be in the form of a circle and shall bear the name of the Authority and the year of its organization. Section 3. Office of Authority. The office of the . Authority shall 'be located within the City of Salem, Massachusetts. ' ARTICLE II-OFFICERS Section 1. Officers, The officers of the Authority shall be a Chairman, a Vice-Chairman, a Treasurer, an Assistant Treasurer, and a Secretary who shall be Executive Director. Section 2. Chairman- The Chairman shall preside at all ' meetings of the Authority.- Except as otherwise authorized by resolution of the Authority, the Chairman shall sign all contracts, deeds and other instruments made by the Authority. At each meeting, the Chairman shall submit such recommendations and information as he _ may consider proper concerning the business affairs and policies of the Authority. Section 3. Vice-Chairman. The Vice-Chairman shall perform the duties of the Chairman in the absence or incapacity of the Chairman, and in case �ofa.-vacancy in the office of the Chairman. SSEA SS.. RECORDED` 1� 197-1:77aM. PASTL p INST,t.gyp ' i zo _ o zo ao ao soma }� J "D z I GRAPHIC SCALE IN FEET 2. 13, E i '� G ry a•r, L y• ;"i J :N b ! D r ate '- Z � m I THIRD HERITAGE PLAZA EAST ASSOCIATION O^ N y m Da t0 �b� < 1 RC- 6B RC- 6A mo n o U ', m = u > a nm D Z m Nlo°-41'-20"W . Z 0 7J _ ria LTi I. SII•-II-3fi'E D i If T a cm xm n mom I u�u O <m a N10•-48-14 W ,{ 36. - J o LOT 8 0', 71993 £ 1 3666 m N09°-04'-13 W 00-02 W :�10•-O]-09'W'.- 1948„ _ 22.tl5 :Afl:b N10°-aB-la W 97.19 )1.81 - Y� - • m IM1" 1 � a D u1-4 w j D 3 .48. • u r n N10°-04-29'W • m n p { D y X� 4 A m = 3 f $ 1 r0 s � n v i r RI '..: $ W y o y > r m0 U- 1 3 "9iZ c z m rn Z v o o i RI n m �£ - 54.87 -SW-03'-21"E - N 0 m Z D -) 508•-33'-3fi'E m m x o D D rn z T u - 8.09 0.57 4 -, I 0 3 N v 507•- OS-02'E 511 -40-50'! a ai-10"E 510•- e- 510°-24428. '�E z y -4 D m f—4 o > > (n 3: U) m I RC-5 0 R-4 E y ' Ln SALEM REDEVELOPMENT _ AUTHORITY N i r ;a1 I $ REDEVELOPMENT AUTHORITY (\) 4yr 00784-23'-WE ? , _ et s� C 5*� 710pK.SP�' 11 S790-*'-t4S Q=Q Year. '3 �. �", lr►lis slOd uAfe JIX y� N - Oki � RC-7A > AREA•IIe330ST 1A W cn m C J Z LD L z Z > _ : 0 QN r 3r 2z -i •. W J J Q Q N N i SB 48f66-.49"* 37 6-2�d2"W QY,SpMS � X_GO set 52.81 .4 130. 2 5780-26-52"W , Ser the `- ubdi E S S E X STREET Approval under the Subdivision Control LOW not required THIS PLAN' IIAS RF.F.F REDUCED. FOR SA M PL NING BOARD CURHECT St:.Al.D:r,5EE01tlGIFALUr: FILE. NOTE: interior property Imes taken from deeds,assessors plans or by scale } and are approximate only 8e0rmgs I are 'hosed upon Moss. State Grid. e: PROPERTY PLU PROJECT N°MASS. R-95 HERITAGE PLAZA EAST It IPA. <:.a„r SALEM REDEVELOPMENT AUTHORITY j SALEM , MASS. JUNE 1, 1972 If SCALE:I” , 20 WHITMAN B HOWARD , INC. ENGINEERS AND .ARCHITECTS E : I \09 BROAD STREET BOSTON, MASS. t 3.t I # alem Redevelopment 4-6900 Authority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE 744-4580 March 10, 1992 Roger K. Soderberg, Esquire 99 Summer Street Boston, MA 02110-1235 Dear Roger : I am writing in regard to the proposed refinancing plan for the Odell Block . When we last spoke, you stated that you would attempt to schedule a meeting between Eastern Bank ( first mortgage holder ) , the SRA (second mortgage holder ) and yourself to discuss the possibility of lowering the monthly mortgage payments on the Odell Block property, by refinancing with Eastern. As a result, you would be able to meet your monthly capitalization loan payments to the SRA. To date, a meeting between the three parties has not been scheduled and your SRA loan remains in arrears . This situation must be corrected forthrightly. My inability to reach you by telephone has prompted me to- write this letter . Your timely response would be appreciated. Thank you in advance for your cooperation. Sincerely, IF, Kim Lord Assistant Project Manager jm\kl\soderltr SALEM REDEVELOPMENT AUTHORITY CAPITALIZATION LOAN PROGRAM DRAFTI; W y EXPANSION PLAN PHASE I Uniform Application Procedure (Step 1) All loan applicants must complete a detailed application process which includes : �J - project description - personal financial statements - specific prior experience - corporate financial statements - development pro forma - evidence of site control - current operating statement - evidence of financing ability - 3 yr. financial statements - $75.00 application fee 44 SRA Review Period (Step 2) Once the information listed above has been compiled, SRA staff will review loan packages for credit worthiness and ability to repay. Following SRA review, applications may be denied on the basis of poor credit, high risk or inability to repay loan funds . Applicants that are not rejected will have their proposals reviewed by the SRA' s Bank Advisory Board. Bank Advisory Board (Step 3) One representative from each of the following banks : Baybank, Eastern, Heritage Co-operative, Salem Five and Shawmut, will meet once a month to assist and advise the SRA with the operation of the Capitalization Loan Program. r Bank Advisory Board members will review loan packages and formulate recommendations to the SRA. In addition, bank representatives will advise SRA staff on management and investment techniques for the Capitalization Loan program in an effort to increase the overall interest gained on the account. .1 PHASE II �j{ Set-Aside Funding Program As part of their Community Reinvestment Act requirements, local banks will be requested to set-aside an annual amount of loan funds to assist small business with renovation, rehabilitation and expansion projects . Applicants to the Set-Aside Funding Program will require review and approval by the Bank Advisory Board and the Salem Redevelopment Authority. •�+ {. fY 1yr 01 An example of how the program could be administered is that five local banks represented on the Bank Advisory Board could each: set-aside $100,000 in loan funds in one SRA account. The SRA z, account would be maintained by a different bank each year, as follows : , b.Y Baybank Eastern Heritage RRA Account - $500K Salem Five b` Shawmut " kll _ lst year: SRA funds maintained and administered by Baybank 2nd year: SRA funds maintained and administered by Eastern -, 3rd year: SRA funds maintained and administered by Heritage K. 4th year: SRA funds maintained and administered by Salem Five 5th year: SRA funds maintained and administered by Shawmut With this type of funding mechanism in place, the SRA could actively recruit corporate and franchise businesses to Salem by providing monetary incentives. Y" SRA Loan Guarantee Program �(;I Once the SRA loan programs have a controlling amount of capital and equity, the SRA will be able to offer loan guarantees to applicants at local lending institutions . For instance, individuals seeking conventional business financing from local banks will be eligible for an SRA guarantee for a portion of their loan. Specifically, this program can assist applicants with bridge gap financing. In addition, while the SRA would be responsible for guaranteeing the bank loan, the circumstances would not completely deplete the SRA loan account. The strategies listed above are only the "tip of the iceberg" in regard to expansion of the SRA Capitalization Loan program. t Clearly, the suggestions listed above are expressed in broad terms and will require additional brainstorming to insure their successful initiation; however, with cooperation and support from the local banking community there is no limit to the success of the t SRA loan programs . ' } ! V W bn\loanexp r ti e r 11 �1 re Salem Redevelopment Authority TELEPHONE 7446900 ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 744-4580 TO: SRA Board Members FROM: William Luster, Project Administrator RE: Capitalization Loan Program Criteria DATE : February 24 , 1992 As part of a continuing program to expand and improve the SRA Capitalization Loan Program, I have prepared a list of recommended criteria that loan applicants must satisfy prior to receiving approval . In view of the fact that the SRA's overall goal is revitalization of the central business district, the Board has a broader, more liberal approach to approving loans . However, this does not mean that traditional banking methods should not be employed when debating loan approvals . In fact, there are certain criteria that must be adhered to for each loan the SRA approves . In general, the Capitalization Loan Program will not change dramatically by implementing new criteria, but now loan standards will be in place and will become a critical part of the approval process . The proposed loan criteria checklist is, as follows : �'f 5 Financial Capability/Economic Feasibility &TwA( Leverage ratio (private : public) BJ1�ai eggSW Availability of first year cash flow �, TO-TALI Building lease or ownership terms --- Level of experience of business owners 3 yeqr pour O Girth n�N n? MJO. M7nvi Employment Generation - Number of new jobs created - Displaced jobs (moving within Salem) - Low skill jobs mfr- vsr� j0� - High skill jobs S16M"6a ' - Temporary jobs - Permanent jobs Creditworthiness Satisfactory financial statement - Satisfactory credit history - Prior loan repayment pattern i' } ® � 1 S kie Redevelopment 44-6900 Authority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE 744-4580 TO: SRA Board Members FROM: William E. Luster, Project Administrator ' RE: Salem Jail Re-Use Study DATE: May 22, 1991 As we have discussed at prior meetings, the SRA has retained the services of Stahl Associates Architects to prepare a feasibility study for the re-use of the Salem Jail and its surrounding area. In February the prisoners were removed from this site and Stahl Associates were able to complete an assessment of the structural integrity of this building. Stahl Associates has narrowed the list of proposed uses for this facility and wishes to describe their methodology to the Board. Frederick Stahl will be present at Tuesday's meeting to provide the Board with an update on progress of the report and solicit input and recommendations from the members. E930 a SalemEE 900 ®Redevelopment �4uthority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE »�4580 TO: SRA Board Members FROM: William E. Luster, Project Administrator RE: Salem Jail Re-Use Study Update DATE: February 4, 1991 On April 23, 1990, the SRA authorized the expenditure of $12,500 to be used as a match for a Massachusetts Architectural Conservation Trust Grant and a National Trust for Historic Preservation Grant to prepare a feasibility study for the re-use of the Salem Jail and its surrounding area. The City has retained the services of Stahl Associates Architects to prepare this study, Stahl Associates have prepared new base drawings for the site and conducted interviews with representatives of several museums in the City to gain further knowledge of the site. In addition, once the prisoners are moved from the site at the end of January, a structural report and photographs will be prepared by Stahl _ Associates. Once a draft report is prepared, the consultants will present their findings to the Board for your review. I will continue to update you at each meeting on the status of this project. M12WP PROPOSED REFINANCING FOR SALEM RESTAURANT CORPORATION D/B/A LYCEUM BAR & GRILL i TABLE OF CONTENTS I Concept II General Review III Operating Results and Projections IV Present Debt Structure and Proposed Restructuring V Management VI Recent Reviews I CONCEPT: The Lyceum Bar & Grill is striving to be an affordable yet stylish suburban restaurant that offers familiar American food simply prepared with interesting accompaniments. We attempt to be innovative and creative but not formal and not pretentious. We think our personal greeting and .friendly service distinquishes our product from the competition. We believe there is a major market niche for this concept, we )are encouraged by our results, and we .feel we have exciting growth ahead. In this economic environment, the "affordable" aspect of our concept is very important, in fact, we are known for "affordable" foodjquality considered. As a result of a deliberate price policy, our food cost at 36% is higher than our long term goal of 32%. It is interesting to note that at a time when most good restaurants are lowering prices and changing their concept to be more affordable. We are in a position - when consumer confidence improves - to nudge our prices up modestly. i II GENERAL REVIEW The Lyceum Bar & Grill located at 43 Church Street in Salem is owned and operated by Salem Restaurant Corporation. The original Lyceum Restaurant was opened in 1973. The building and business were acquired by Salem Restaurant Corp. in August, 1989, for $1,175,000.00, and the name was changed to the Lyceum Bar & Grill. After closing for renovations and improvements (the building was extensively renovated, the machinery and equipment and furniture and fixtures are all new) the Lyceum Bar & Grill opened in December, 1989. Our budget for our first full year, 1990, was for revenues of $1,400,000 and for 1991, we estimated sales of $1,500,000. The actual sales for 1990 were 1,217,492 and .for 1991 they were $1,240,382. At these levels, and with a heavy debt load at high interest rates, we were unprofitable. i Obviously our results reflect the affects of the recession and its resulting i erosion of consumer confidence, which dealt a heavy blow to the entire restaurant industry. This was particularly true of a restaurant like the Lyceum Bar & Grill because we also had to overcome the reputation of the original restaurant and rebuild a customer base. At the time of purchase, the Lyceum Restaurant and Pub, once a popular and good restaurant, for several reasons was in decline and disrepair. In addition to the recession and reputation hurdles, we also made some mistakes and misjudgements in our first year that negatively affected our results. By the fall of 1990 we realized we had to make dramatic management, financial, and concept changes if we were to survive in any type of climate, but especially in a recessionary environment. By January of 1991, vie aggressively instituted changes to alter the market's perception of us and to drastically lower our costs. I n Specifically: - Dramatic changes in management personnel were made, which not only saved us money but made us more acceptable to our customers. - Significant menu changes were made that made our concept (familiar but stylish food) more evident. We became more focused and less timid about offering unusual specials, e.g., grilled marinated portabella mushrooms: - Service personel were better trained and became both friendlier and more professional. - We made some adjustments in decor and table settings that made us look more inviting and more affordable. - Costs were cut in dozens of small ways that added up to significant savings. - We made the second floor function rooms into a well-managed, significant profit center by a. Placing responsibility for booking and managing the functions in the same person (Deborah Schneider) b. Initiating events of our own, e.g., wine dinners, dances, lectures, etc. By the spring of 1991, we were still entrenched in the recession, but our new policies were showing results. Since June of 1991, we have had seventeen consecutive months of year to year gains - September of 1992, for example, was 17% ahead of September of 1991. Clearly, our concept and our product has been accepted and our market is growing. i i III OPERATING RESULTS AND PROJECTIONS 5 h e � Lyceum Bar & Grill 1991 1992 1993 SALES FOOD $ 329,953 66.0% $ 913,715 66.0% $ 924,000 66.0% LIQUOR 41o,424 34.0% 470,703 34.0% 476,000 34.o% TOTAL $1,240,332 100.0% $1,3845418 100.0% $1,400,000 100.0% COST OF SALES FOOD $ 305,304 36.0% $ 323,937 36.0% $ 333,000 35.0% LIQUOR 156,167 38.0% 179,144 37.6% 171,000 36.0% TOTAL $ 4615471 37.0% $ 5o8,o81 36.7% $ 504,000 36.0% GROSS PROFIT $ 778,911 63.0% $ 876,337 63.3% $ 896,000 64.0% OPERATING EXPENSES PAYROLL $ 321,516 25.0% $ 345,000 24.0% $ 350,000 25.0% PAYROLL TAXES 45,068 3.0% 56,000 4.o7 49,000 3.5% WOR194EN'S COMP. 8,414 .6% 9,000 .6% 9,000 .6% HEALTH INSURANCE 8,039 .6% 10,000 .6% 11,000 .8% GENERAL EXPENSES - SchA 270,686 21.0% 271,500 20.0% 253,000 18.1° TOTAL OPER. EXP. $ 653,723 53.0% $ 691,500 50.0% $ 672,000 x{8.0% OPERATING PROFIT $ 125,138 10.01 $ 184,837 13.31 $ 224,000 11.0% 01`t�'R INCOME 62258 .5% 91000 .5/ 7,OGC INCOME BEFORE, OCC. CO. 1:S $ 131, 45 10.5% $ 193,837 13.5% $ 231,000 OCCUPATION COSTS DHEREJT $ ].11,290 9•U% ° _ 114,950 3.31 $ 825500 5 TPXES 11,893 1.11 14,125 1.1% 14,500 1.0% INSURANCE '0,736 .90 11.2 875 .8I 12 000 )" I'OTAL OCC. CCSTS $ 135,919 11.01 °S 140,950 10.2% 109,000 122 000 NE-'T INCOME ('!� '=,473) $ 52,887 3-�;f r GENERAL EXPENSES SCHEDULE A i 1991 1992 1993 Advertising 71261 6,000 6,000 Bank Charges 3,315 2,500 1,000 Books, Dues, Sub. 2,658 3,000 3,000 Charge Tips 717 1,000 1,000 Credit Card Charges 19,310 19,500 21,000 Donations 2,486 6,000 5,000 Entertainment 27,701 20,000 '21,000 Equipment Rental 10,089 11,000 3,000 Exterminator4,465 3,000 3,000 Flowers 6,386 3,000 3,000 Heat, Light & water 42,335 42,000 42,000 Insurance 8,545 6,500 7,000 Interest 7,396 11,000 --- Laundry & Cleaning 18,515 15,000 15,000 Legal & Professional 6,580 4,000 4,000 Licenses 516 1,500 2,000 Menues 2,557 3,000 2,000 Misc 2,046 1,500 2,000 Office & Postage 2,002 3;000 3,000 Repairs $ Maintenance 26,476 17,000 15,000 Restaurant Supplies 22,964 24,000 24,000 Rubbish 10,380 10,500 11,000 Sales Promotion 24,907 46,000 46,00C Taxes - Misc 1,730 1,000 1,000 Telephone 6,108 81000 8,000 Uniforms 2 529 2,500 3,000 T270>Rb 2(i 500 ?_53,000 NOTES TO FINANCIAL STATEMENTS — The projected gross sales for 1992 of $1,384,000 represents an increase of 11.6% .from 1991 and are approximately 55% higher than the annual sales of the previous owner. Sales for the first nine months of 1992 are 17.5% ahead of the same nine months of 1991. Income before occupation costs in 1992 is projected at $193,000, an increase of 47% over 1991 due to the higher volume and lower costs. In 1993, we are conservatively assuming little if any sales growth. In any case we .feel that in 1993 we should concentrate on food and service, menu changes, pricing decisions and margin improvement. — The 1993 estimates assume the proposed refinancing is in place for the Hill year which results in a decrease in general expenses of $19,000. The following are non-recurring expenses for the past two years. 1991 1992 Interest $123411 $163000 Penalties 18,974 1,500 Bank Charges -- 33000 Legal — 83000 $31,385 $28,500 r IV PRESENT DEBT STRUCTURE AND PROPOSED REFINANCING In order for the Lyceum to continue to provide jobs, and satisfy its obligations, we must restructure our debt. Although recent and projected operating results for the Lyceum Bar & Grill are excellent, it is still imperative that we improve the balance sheet and the cash flow. The need for refinancing is critical for the following reasons: 1. Our present debt structure with its high rates and short maturities is devouring our cash flow. PRESENT DEBT 9/30/92 Principal Balance 1992 Annual P & Int. lst Mortgage - Shawmut Bank $ 377,000 $ 52;346 2nd Mortgage - Joan Boudreau 510,000 61,200 National Grand 12,000 6,000 I Eastern 14,000 6,000 Haymarket 40,000 6,027 li SRA 60,000 10,872 $15033,000 $1423445 The interest rate on the first mortgage note is 12k% and the interest rate on the second mortgage note is 12%. Both notes have expired. The Shawmut Bank and Ms. Boudreau have indicated a willingness to rewrite the loans at lower rates. We are waiting for a commitment letter. from the Shawmut. However, they have indicated they will demand a shorter maturity so that even with a significantly lower interest rate our net cash flow gain will not be significant. The unsecured loans to the National Grand Bank and to the Eastern Bank involve payments of $12,000 a year. If these loans are paid off with our proposed refinancing, we would save approximately $9,000 per year in cash flow. The loan to the Haymarket Cooperative Bank is collateralized with over $125,000 worth of marketable securities owned by Mr. Harrington. We propose to retire this note and use the collateral in our refinancing. We hope to renegotiate our loan with the SRA at a lower rate and extended maturity. The present rate is 8% and the note expires on.December 15, 1994. 2. Our second mortgage note has also expired and must be rewritten. A significant payment on principal would result in our obtaining very favorable, terms on the balance of the obligation. Our proposed financing (we are proposing a first mortgage of $650,000 secured by the real estate and other assets of the Salem Restaurant Corporation with a 25 year maturity) assumes that after paying the Shawmut Bank, the National Grand Bank, the Eastern Bank, and the Haymarket Cooperative Bank, we would have $200,000 available to reduce the second mortgage. FOR EXAMPLE, PROCEEDS FOR REFINANCING $6505000 Less: Shawmut $377,000 National Grand 121000 Eastern Bank 14,000 Haymarket Coop 40,000 443,000 Balance $ 207,000 3. A third reason for refinancing the present debt structure is Mr. Harrington's personal financial situation. Since acquiring the restaurant in 1989, Mr. Harrington has put in capital as needed for the rehabilitation, maintenance, and operation of the business and the real estate in an amount equal to $538,430. At the present time, however, PTr. Harrington is no longer capable of providing more capital. Based on the proposed refinancing, we will have a very strong cash flow and will be able to internally finance money. saving (computer system $22,000) and money making (espresso machine $6,000) projects from operations. Based on the above proposals and assuming 8.5% on the $650,000 1st mortgage and 7% (interest only for two years) on the second mortgage, the following is a pro forma schedule of debt and debt service. Principal Annual P & Int. 1st Mortgage $650,000 $62,790 2nd Mortgage 300,000 21,000 SRA 60,000 5,500 $89,290 The projections -'for 1993 were based on this proposed refinancing. It is clear that if terms and amounts similar to our pro forma assumptions can be secured, the Lyceum Bar & Grill would be on a i solid financial footing. Income before occupancy costs would be ! more than twice the total expenses of interest , taxes and insurance . I i E i holder. In addition, the refinance plan would enable Mr. Harrington to use cash from the business for repairs to the property. This refinance plan is structured, as follows: Proceeds for Refinancing $650, 000 Less: Shawmut $377 , 000 National Grand 12 , 000 Eastern 14, 000 Haymarket 40, 000 443 , 000 Balance: $207 , 000 In regard to the SRA note, Mr. Harrington proposes renegotiating the note at a lower rate and extended maturity. Mr. Harrington lists the following, as his proposed, new debt structure: Principal Annual P+I 1st Mortgage $650, 000 $62 ,790 2nd Mortgage 300, 000 21, 000 SRA 60, 000 5, 500 ---------- $87, 290 Please let me know how you want to proceed in this matter. As I am sure you know, each time we refinance these loans (Odell Block, Nondas) , our SRA monthly repayments are decreased, thereby lowering the SRA's annual loan pool. jm/kd/lyceumre.pro To: Bill Luster From: Kim Driscoll Re: Lyceum Refinancing Proposal ' Date: November 19, 1992 As you know, George Harrington has presented a proposal for refinancing his outstanding debt o the Lyceum. In his proposal, Mr. Harrington states the reason or this refinancing is: 1) that it is critical that he improve the balance sheet and cash flow of the restau ant; and 2) he is unable to continu to provide personal funds to make "as needed" repairs to the property. Presently, the SRA has a $ 0, 000 note on the business, payable in monthly installments of $906. 00. The interest rate on the note is 8%, and the last payment is due on December 15, 1994 . Mr. Harrington' s debt structure is, as follows: Present Debt 9/30/92 Principal 1992 Annual P+I Balance 1st Mortgage-Shawmut $ 377 , 000 $ 52 , 346 2nd Mortgage-Joan Boudreau 510, 000 61, 200 National Grand 12 , 000 6, 000 Eastern 14, 000 6, 000 Haymarket 40, 000 6, 027 SRA 60, 000 10, 872 $11033 , 000 $142 ,445 Both Shawmut Bank and Joan Boudreau have indicated a willingness to rewrite their loans at lower rates. However, Shawmut has demanded a shorter maturity so that even a significantly lower interest rate will not provide additional cash flow to the business. Mr. Harrington is proposing a first mortgage of $650, 000 with a 25 year maturity, secured by real estate and other assets of the Salem Restaurant Corporation. This refinancing would allow Mr. Harrington to retire the Shawmut, National Grand, Eastern and Haymarket debt, while providing $200, 000 to the second mortgage apt/ Oe��,rvo c v`o,p,y• is � ' April 27, 1992 d David J. Harris Asst-Bldg. Inspector City of Salem 1 Salem Green Salem, MA 01970 RE:Childrens Play Structure at Tot Stop. Dear Mr. Harris; As a possible resolution of the issues and concerns that you have raised concerning the play structure . at Tot Stop, I would like to suggest the following modifications to the plan titled, "Childress Play. Structure" for your consideration. 1.Access to upper level: Replace ladder to platform above toilet areas with stairway to provide parents with easier access to upper level.This stairway Will have an intermediate platform for access to area labeled "Aft deck" . Because of space constraints,this stairway will need to have three "winders,, in the lower section. 2 .Headroom in upper level: Provide padding for piping, in addition to netting, in areas where piping is close above netting. I have discussed these modifications with the supervising architect, and they were satisfactory to him. Hopefully, these modifications will meet your approval and allow us to complete this project in a manner which is acceptable to all concerned and,as safe as possible for the proposed use. Sincerely; J. R. Abram SalemEE Redevelopment Authority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE 744 4580 ' e RIDSPLAY INC DBA TOTSTOP Museum Place, Salem,MA April 27, 1992 David J.' Harris Asst. B1dg. Inspector City of Salem RE: Tot Stop staffing. Dear David; I wanted to , let you know more explicitly about the procedures we .will have in place to insure that children are safe in Tot Stop's play structures. Tot Stop will be staffed with two individuals. One person will be required to travel to all points of the play space at least every half hour, and at ten minute intervals during peak periods. This includes the second level . of the play structure. Parents will be oriented to the entire play space. Their responsibility to moniter thier child while at Tot Stop will be made clear. I feel confident that these procedures, together with the modification in design of the play structure (outlined in the enclosed letter from Water Street Design) ;will result in maximum saftey. Sincerely; Michael Buonaiuto President �i J Salem Redevelopment -6900 Authority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE 744 4580 i TO: Bill Luster FROM: Kim Driscoll RE: YMCA Site Plan DATE: October 14, 1992 Attached is a copy of the plan for the new YMCA addition. As you may remember, Barbara Cleary inquired as to whether or not the telephone poles on the North Street facade were approved by the SRA. In addition, Bill Guenther raised the issue during the last meeting. As you will note from the attached copy, the plan approved by the SRA calls for shrubbery and landscaping in the area where the telephone poles are presently located. I would like to draft a letter to the YMCA requesting that they remove the telephone poles and submit a� to the SRA for landscaping and shrubbery. What do you think? YES NO OTHER (As a side note, the Planning Board approval states that the SRA has final review and approval of all exterior facade renovations, including landscaping and shrubbery. ) I SALEM FIVE 10MW YWa REPAHFaD Z, TELEPHONE 210 ESSEX STREET • SALEM, MASSACHUSETTS 01970 Z, G' TELEPHONE 508-745.5555 • 1-800-322-BANKr THOMAS M. LEONARD Senior Vice President December 16, 1991 William Luster, City Planner City of Salem One Salem Green Salem, MA 01970 Dear Bill: In a recent review of the legal documents regarding the Bank' s parking lot in the rear of the bank building at 210 Essex Street, we find that we have some questions concerning access to that area. On June 30, 1970, the Salem Five Cents Savings Bank deeded land owned by the Bank to the Salem Redevelopment Authority so that the SRA could institute its redevelopment plan for the central business district. The SRA subsequently sold adjacent property on the new Essex Street mall to Salem Five so that the addition we moved into in 1974 could be completed. At the time of that land transfer an easement to access the bank' s property across land (the city' s Church Street parking facility) owned by the SRA was discussed but inadvertently never consummated. That issue is of some concern to the Bank as with our main entrance on the pedestrian mall, access through our rear entrance is the only normal access open to the Bank. We would like to meet with you to review this issue and to structure a request to the Salem Redevelopment Authority to correct this deficiency with a recorded easement. When you have had the opportunity to review your records on this matter, I will call you to schedule an appointment so that we may resolve this issue. Very truly yours, Thom VePresident rd Senio /klh Salem Five Cents Savings Bank Salem, Danvers, Hamilton-Wenham,Swampscott,and Peabody Member FDIC/DIFM SALEM FIVE 1-121 JUMPEWYOvnSTEP.MD 7171 210 ESSEX STREET • SALEM, MASSACHUSETTS 01970 [� TELEPHONE 508-745-5555 • 1.800.322-BANK THOMAS M.LEONARD 4' 9 116N Senior Vice President cx December 31, 1991 William Luster, City Planner City of Salem One Salem Green Salem, MA 01970 Dear Bill: Enclosed please find a draft Deed of' Easement for the right of way over Salem Redevelopment Authority land we have discussed. Attorney Barry W. Plunkett has also provided a sample certificate and bylaws of the SRA for your use. We have also provided two plot plans which should assist you in bringing this issue to closure. Please let me know if there is anything else you need to complete this step or if you will need someone from the bank to appear before the next SRA meeting. Thank you again for your prompt attention to this most important matter. Very truly yours, 7C Thomas M. Leonard Senior Vice President /klh enclosures cc: William H. Mitchelson, President Kevin M. Tierney, Senior Vice President Salem Five Cents Savings Bank Salem, Danvers, Hamilton•Wenham,Swampscott,and Peabody Member FDIC/DIFM DEED Salem Redevelopment Aughority, a public body politic and corporate, duly organized and existing pursuant to the General Laws of Massachusetts, having its office in Salem, Essex County, Massachusetts , in consideration of One Dollar ($1 .00 ) paid, grants to Salem Five Cents Savings Bank a Massachusetts Mutual Savings Bank having its usual place of business at 210 Essex Street, Salem, MA. with QUITCLAIM COVENANTS, the following: A Right of Way and Passage on foot or by motor or other vehicle in common with the Grantor and others entitled thereto upon and over a certain parcel of land shown as Parcel P-5 on a plan of land entitled "Property Plan Project No. Mass R-95, Heritage Plaza East, Salem Redevelopment Authority, Salem, Mass Scale 1" = 20 ' dated October 4 , 1974 Whitman & Howard, Inc. Engineers and Architects" , recorded with Essex South District Registry of Deeds as Plan Book 133 , Plan 2 , at all times and for all purposes including access to and egress from the parcel of land conveyed to the Grantee herein by the Grantor , by deed dated May 4 , 1973 and recorded with said Deeds in Book 5971, Page 432 , said parcel of land being shown as Parcel RC-7A on a plan of land recorded with said deeds in Book 5975 , Page 800 , over the whole or any part or parts of said Parcel P-5 to and from Church Street . Grantor reserves the right to establish a definite location for the within rights upon and over said Parcel P-5 , within such area(s) not less than twelve ( 12 ) feet in width and of such configuration and having such location as shall provide clear, unobstructed, unlimited access to and egress from said Parcel RC-7A to and from Church Street . Such definite location shall become effective upon the recording with Essex South District Registry of Deeds of an appropriate instrument executed by the Grantor and Grantee or their successors in record title, accompanied by a record plan showing such definite location. The within Rights and Easements shall be for the benefit of the Grantee herein, its successors and assigns, and shall also be appurtenant to said Parcel RC-7A and run with the land . The Grantor certifies that all conditions precedent to the valid execution and delivery of this Deed on its part have been complied with and that all things necessary to constitute this Deed its valid, binding and legal conveyance on the terms and conditions and for the purposes set forth herein have been done and performed and have happened, and that the execution and delivery of this Deed on its part have been and are in all respects authorized in accordance with law. DRP�v�L~� 3p For title see Order of Taking dated February 18, 1970 recorded with said Deeds on February 23 , 1970 in Book 5668 , Page 220 . WITNESS the execution hereof this day of 199 . (SEAL ) SALEM REDEVELOPMENT AUTHORITY ATTEST: BY: Chairman THE COMMONWEALTH OF MASSACHUSETTS ss Then personally appeared the above-named Chairman as aforesaid, and acknowledged the foregoing instrument to be the free act and deed of the Salem Redevelopment Authority, before me, Notary Public My Commission Expires: From the office of : PLUNKETT & PLUNKETT 208 Essex Street Mall Salem, MA 01970 BK6125 PGO03 G Salem Redevelopment JOHN W. BARRETT Authority OLD TOWN HALL,32 DERBY SO.,P.O.BOX 3003, SALEM,MASS.01970 TELEPHONE 7"6900 Y._ i� 3-. CERTIFICATE 5; The undersigned hereby certifies that: He is the duly appointed Executive-Director of the Salem +' Redevelopment Authority and the custodian of the records of the said k; Authority; and is duly authorized to execute this Certificate. Attached hereto is a true and correct copy of a portion of the By-Laws of the Salem Redevelopment Authority relating to duties of the ;. Chairman and Vice-Chairman adopted on September 18, 1962. 2' I hereby further certify that the said By-Laws are still in 1 . ;. force and effect. ' IN WITNESS WHEREOF, I hereunto set my hand as such Executive- Director and affix the seal of said Authority thisOi,. day of eArl— l - �7a -57 IS 111J:,y, 't, .''�� • � r/EXECUTZVE-DIRECTOR �- r• fir:,•' _I • ( Ci CNAIRN..M YCC.C....... .....VRCR - ' WILLIAM J. TINTI.ESO. LAWRENCE J.OLSSON IDA J./URNARI DAVID 9.JOHNSON. M.O. ROBERT S.BOWMAN BK6I25 PG004 BY-LAWS OF THE SALEM REDEVELOPMENT AUTHORITY Section 1. Name of Authority. The name of the Authority shall be the "Salem Redevelopment Authority". Section 2. Eeal of Authority. The seal of the Authority . shall be in the form of a circle and shall bear the name of the Authority and the year of its organization. Section 3. Office of Authority. The office of the . Authority shall 'be located within the City of Salem, Massachusetts. ; r ARTICLE II-OFFICERS Section 1- Officers. The officers of the Authority shall y ' be a Chairman, a Vice-Chairman, a Treasurer, an Assistant Treasurer, and a Secretary who shall be Executive Director. Section 2. Chairman. The Chairman shall preside at all meetings of the Authority. Except as otherwise authorized by resolution of the Authority, the Chairman shall sign all contracts, :~ deeds and other instruments made by the Authority. At each meeting, the Chairman shall submit such recommendations and information as he may consider proper concerning the business affairs and policies of the Authority. Section 3. Vice-Chairman. The Vice-Chairman shall perform the duties of the Chairman in the absence or incapacity of the Chairman, and in case 1ofa_vacancy in the office of the Chairman. ESSEX SS.. RECORDED` 197-UaR. PAST` IHST.t.J or I ita °f� •REDEYEL:OPMENT AUTHORITY pad 11 . . 4e°� N7B•-23'-S2"E PK.SP 101.04cl ' , Fw� � P� �k.set Hoo � • �..-.. �� h. M SSPr"ae• FK 1 1 39.70 ' Y N S79--ow-20-vi ' i s = b.3( P S79•-ID'-a5W (F z - a►11�Ni sac tMP.ttlA X" 9 N , r /1, Tom rlii foe 0000"NA Alc leg ry �, Arl,n 1'�4 ? RC-7A AREA■ll,330S.F $ rD ) o I m x a�7 W I = �� ° Z w xm �p W s Z j i . . cn n � g # Q - -J .. ' 6 y Q Us f1 � i�. g84B. -_99"W 5788-Zd�2"W Qt.SP x.Gkkf °ef .97 32.61 • S780-26-52 W 130. 2' \ I' _ 378•-31'-34'W - - ' Approval ander the Subdivision E S S E X STREET CaMfal Low n01 required THIS PIAN HAS BEEN REDUCED. FOR i SA M PL NTNG BOARD ' - COIIItECTSVAI.11.GSk.E0111(71NALOM1 FILE. NOTE: Interior property lines taken from deeds,assessors plans or by scale i and are approximate only. Beoringe , 4 are based upon Mass. State Grid. PROPERTY PLAN PROJECT N°MASS. R-95 HERITAGE PLAZA EAST INPNCIS MSYONE SALEM REDEVELOPMENT AUTHORITY bi � e no vmra � �. SALEM , M SS. � : .4 c,•rrN•�a 1 aua SCALE:1" • 20 JUNE I, 1972 p WHITMAN 8 HOWARD , INC. ENGINEERS AND .ARCHITECTS 89 BROAD STREET BOSTON, MASS. i k "x 'LL I.• , a. 2-160 ap i 1 I - r F SALEM REDEVELOPMENT AUTHORITY SIGNAGE LOAN PROGRAM APPLICATION NAME OF BUSINESS: LOCATION: LIST OF PRINCIPALS OF BUSINESS: COST OF PROPOSED NEW SIGNAGE: AMOUNT OF CURRENT FUNDS: AMOUNT OF LOAN FUNDS REQUESTED: DESCRIBE USE OF REQUESTED FUNDS: NEW SIGN REPLACEMENT SIGN OTHER NAME OF LICENSED SALEM SIGN CONTRACTOR: SALEM LICENSE NUMBER: PLEASE INCLUDE THE FOLLOWING INFORMATION WHEN SUBMITTING THIS APPLICATION: PHOTOGRAPH OF STOREFRONT AND LOCATION OF PROPOSED SIGN PHOTOGRAPH AND DIMENSIONS OF ALL EXISTING SIGNAGE SCALED DRAWING WITH COLOR AND DIMENSION DETAILS OF PROPOSED SIGN EVIDENCE OF SITE CONTROL ( i .e. Lease, Purchase & Sales Agreement) 36' . .. DRIVEWAY An Apple A Day Tip �N n H 30' 6'�� I ( AQ w I o c �I �I I _ I SUMMER ST. 36' s "^.'-- — I 8 �— Temptations - i H a • x I w U) �. w , N f � Kennedys ' f i IN j N 1 I Book Store I i I `--- 36' - - - ---- -DRIVEWAY --- - - - An Apple A Day N -T1 30' 6" � F --- y >+ o cf SII aI , i1 SUMMER ST. 36' ' i � 8' �i Temptations i 00 I - ji F W � i W � I i N: Kennedys f I - 10 8 rn O � I � i N i Book Store I � I i ; ry 36' DRIVEWAY t An Apple ,A Day t_ k t D+pq r .» - r r d 't _ T -SUMMER STri . .. -t- 4, .4 .. { » - t .r... _ Temptations' t '• - N. , . .. Kennedys f w N Book Store t t , ..., ...... CdD1$i IUNt aNr ca of a or is}; THE UNITED METHODIST CHURCHES OF SALEM "The yoked ministry of the Lafayette Street and Wesley Churches" RECEIVED MAY 2 2 1992 28 Lynde Street Salem, MA 01970 2AUE1 VLAAMN9 DEPT. May; 20, 1992 PASTOR REV. G. KENNETH STEIGLER Dear Condo Owner,.. . - CHURCHES Lafayette Street Church Wesley United. Methodist Churchwould like to put up 294 Lafayette Street Salem, MA 01970 our new cedar fenceto separateour -parking lots and Wesley Church protect your cars.. `.. We would like to erect our new fence 8 North Street and move the furthest boundarycloser to the road and Salem, MA 01970 Attorney Drew Romanovitz 's building. We will take care PARSONAG 296 Lafayette Street to continue cleaning up-'the earth, ..trees, and trash on Salem, MA 01970 both sides of the fence. . Telephone: (508)7441775 EMERGENCY TELEPHONE Will you sign the :enclosed land title release so 1-800-222-5742 Code No. 58401 Y 9 land/ title that we may properly proceed with thefence and the good 8 North Street care of our mutual interests. " Our .fence .Contractor is Salem, MA 01970 Telephone:(508)7443113 awaiting',your instruction. There is an envelope to place Office Hours: 8:30- 12:30 Your release form- into. Please slip;The release through Monday-Friday the mail. -alot in the churchh- door or, mail at the post office. All appointments and office scbeduling are - made thm the office at - -. Sincerely,., 8 North Street. - Rev. G Ken Steigler Enclosure: Release Form Envelope cc: Fence Committee ..Trustees , , "Not by Might, Nor by Power, But by my Spirit, says the Lord.'' Zechariah 4:6 i i i r" I i I PERMISSION RELEASE FORM I give my permission for land/title release for the Wesley United Methodist Church to erect their fence closer to Lynde St. I and Attorney Drew Romanovitz's building. i understand that Wesley United Methodist Church will care for the grounds on both sides of the fence. Signature Date S � � 1 Dtie u/ �o xallovlT 5viLJ iN) N P�& a F"c e `�N@r � �� , / SLC q iL ,....... .adn Lir° 9 • • MONTHLY OPERATING EXPENSES CURRENT PROPOSED Eastern Bank $ 7 ,700 .00 $ 6 , 189 .70 Salem Redevelopment Authority $ 1 ,084.00 500 .00 Eastern Bank Mass . Electric $ 1 ,250 .00 $ 1 ,250 .00 Boston Gas $ 200 .00 $ 200 .00 Water and Sewer $ 724 .00 $ 724 .00 Real Estate Taxes $ 1, 381 .00 $ 1, 381 .00 Insurance $ 325 .00 $ 325.00 Cleaning $ 220 .00 $ 200 .00 Wayne Alarm $ 30 .00 $ 30 .00 Elevator $ 50 .00 $ 50 .00 Accounting $ 100 .00 $ 100 .00 Misc. $ 250 .00 $ 250 .00 $13 ,614 .00 $11 ,219 . 70 2 AJV4 ' oI ,� y ODELL BLOCK r- RENT ROLL AS OF AUGUST 1 , 1992 Metaxas, Norman & Pidgeon $ 1 ,800 .00 Bob Finneran $ 450 .00 FOURTH Cohen & Cohen $ 600 .00 Peter Bastisto $ 400 .00 George Kaplan $ 500 .00 Goldman $ 350 .00 THIRD Doonan & Flaherty $ 800 .00 vacancy $ Burt Margolis $ 610 .00 Sylvia McMeen $ 560 .00 Doonan & Flaherty $ 1 , 361 .00 SECOND Wasserman $ 550 .00 Hopkins $ 500 . 00 Deli $ 921 .00 Computer $ 2,009 .00 FIRST $11,411 . 81 1 1 (19-,23 14:14 V617 651 2323 DELITSCH N'ILLIAtiIS 2062 i ODELL BLOCK REALTY TRUST - RENT ROLI. - AS OF 7/1/91 Metaxas, NO rman F. Pidgeon $ 11800 Deutsch wi:L'_iary 1 ,000 Atlanti-c Compute:-- 2,009 Doonan & Flaherty 1, 361 Courthouse Deli 921 GK Flooring 800 Margolis 610 McMeen 560 Hopkins 550 Cohen Cohen 600 Kaplan 500 Wasserman 550 Battisto 400 Grealith 300 $11 ,961 Vacant Offices (2 ) 800 ODFL• . BLOCK RFFk-r'17 77RUST - t101,r11EMY OE EaATING EXFl:'NSES Fasturn Far_k ;mortgage) $ 7 ,737 7Faisf—r. Bank ( ' ,�oan.) soo- poes -lifts sr,k qN — Ma,. Eley. (-ear 1 ,000 Tf Or W 'r Bos�Lon Gas 300 � O(L - Water & sewpy300 6 3 0 o P-al Estate- -a--F 1, 165 P0ORa5 0 VADA -- Insurance 400 -8' /v6w r Bun I Ci.earing, ;� .zcs 325 ll�rc)r tep—a_T'C Alarm matntena-ce 30 El_:cater ilaiiltenance 65 Announ.t;.no flog i00 rt1.a...__ ,- S �0 $12,222 Net Operating ($ 345) x Ufl%2911152 14: 14 'x`617 951 2323 DEGTSCH 4VILLIAhiS U3 OD_'.LL BLocx REALTY TRUST — BILLS DUE AS OF 6/1/91 Landess Ca-r-peting (Aug. ) $1,000 Glen Lar_dess Parting (Sept. ) 1 ,644 Wise & I Clearli�r g f T.n.__May} 1,050 Wayne Alarm, (Sun. ) 270 Water & Sewer (Apr.-May) 703 Mass. %leepr.:il. (Mrv) 829 Mullen Electric (Mar. ) 645 Benton Gan (Apr. -.May) 307 MiSC. (advertising . fiool Breeze) 300 $6,748 f:�nrs�afali# 09;2.3,'9'2 11:13 u1i 151 2.3.3 DCVTSGH 6ILLIAIC3 Q]001 4- DEUTSCH WILLIAMS BROOKS DeRFXST5 HOLLALID & DRACEMAN, P.C_ 99 Sumer Street Boston, MA 02110-1235 (617 ) 951-2300 Fax (617) 951-2323 FAX TRANSMITTAL, FORM DATE: September 23, .1.992 TIM,,: 3 :20pm T" there _F with ttl.3 trivis 1 iss ion, please Fall (61.7 ) 951-2300 , a-n-d as'K Ter Sn..eila_ F'AX TO: Kim Driscoll FAY NUMBJrT_: (598) 744-5918 FROM: Roger K. Soderberg, Esq. i) ttJ '�i3. F PAC-E.S 11.._ c _-Ji'ag Lh1_a trI 't sif_t L.al page, - r7 , 3 MESS ACI;- ns T`+ FCTZAAT1I1N T."' THITf, FACSI-'. TTn MESSAGE' TS ATTORNRY p VT .-_W_. tLT A:qh � rzaFT n*= T T N-PORHAT._v T I:V;T Z DED YL: FOR THE USE ry I.__ i`RfcD ?i s4tTx,. IF THE RFA':ER OF =S iF!SLSAGR TS MGT zII't. FG:[PTht?`P, YOU A.RE PER S'l NOTIFIED iY� _ 1`: 5 LLtC4Dy":.CnU'Z iQA ii_ I713P??ODIJCTION OF THIS Iw 'YOU HAVE, RECEIVED THIS SaiemRE Redevelopment 44-6900 Authority ONE SALEM GREEN, SALEM, MASSACHUSETTS 01970 TELEPHONE baa-4580 TO: SRA Board Members FROM: William Luster, Project Administrator RE: Sumners Paint Building - 73 Lafayette Street DATE: February 24 , 1993 The Sumners Paint building, located at the corner of Lafayette Street and New Derby Street, has been vacant for a number of years. While there have been investors interested in developing the site, Somerset Bank,the current owner of the building, has repeatedly refused reasonable, market-rate offers. Most recently, the bank rejected a very reasonable proposal by the Old Salem Brewery to locate their operation in this site. For a number of years, the City has considered this building to be a key parcel in the proposed development of the South River. Presently, the City owns or has rights to a six foot walkway around the entire South River Channel. The City has expressed a willingness to purchase the property located at 73 Lafayette Street with the intention of landbanking the site for future development. Since this parcel is located within the SRA Urban Renewal District, I would like to begin discussions with the Board regarding the possible re-use of this site as open space. At Wednesday's meeting, I will make a presentation regarding the aforementioned proposal. d:\sr=aaa 'i i c \ rT'JRR'a1Nmt 9°��Y CITY OF SALEM. MASSACHUSETTS NEILJ. HARRINGTON MAYOR November 30, 1992 Mr. Thomas J. Kelly Somerset Savings Bank 212 Elm Street Somerville, MA 02144 Dear Mr. Kelly: I am writing in regard to the former Sumners Paint Building, located at 73 Lafayette Street, Salem, Massachusetts. Several months ago, I received correspondence from you in response to our letter indiciating the City' s keen interest in the site. In your letter, you stated that a representative of your bank would contact City Planner William Luster to discuss the bank's future plans for this property. To this date, such contact has not been made. As the current owner of the building, Somerset Bank is responsible for ensuring that the building is not a blight on Salem's urban landscape. The building has been vacant or near vacant for a number of years and it is important to the City that the building be restored into a viable, functioning use. Until such stabilize athe loccurs,tation imperative building toensure that it doesnot detract from the surrounding area. I am sure that the City of Salem and Somerset Bank share the goal of having the building returned to a functioning and productive use. Until such time as this happens, any assistance you can provide us with ensuring the upkeep and maintenance at the site is appreciated. Sincerely, Nell J. Harri;-tl-�on Mayor jmUcJ\sanrersel.lir gAL 7 r,l -JON STREET • SALEM. MASSACFIIJSETTS 01970 • 508/745 9595 • FAX 508/744 9327 fY NALL 93 WASHING . 4tl,10NM1Ay 1 0e' Q@c t s m 7T Y �Af-IMMC W��R CITY OF SALEM. MASSACHUSETTS NEILJ. HARRINGTON MAYOR November 30, 1992 Mr. Thomas J. Kelly Somerset Savings Bank 212 Elm Street Somerville, MA 02144 Dear Mr. Kelly: I am writing in regard to the former Sumners Paint Building, located at 73 Lafayette Street, Salem, Massachusetts. Several months ago, I received correspondence from you in response to our letter indiciating the City's keen interest in the site. In your letter, you stated that a representative of your bank would contact City Planner William Luster to discuss the bank's future plans for this property. To this date, such contact has not been made. As the current owner of the building, Somerset Bank is responsible for ensuring that the building is not a blight on Salem's urban landscape. The building has been vacant or near vacant for a number of years and it is important to the City that the building be restored into a viable, functioning use. Until such rehabilitation occurs, it is imperative that Somerset stabilize the building to ensure that it does not detract from the surrounding area. I am sure that the City of Salem and Somerset Bank share the goal of having the building returned to a functioning and productive use. Until such time as this happens, any assistance you can provide us with ensuring the upkeep and maintenance at the site is appreciated. Sincerely, Neil J. Harrinfiton Mayor jmXkd\s=erseLllr SAI_EM CITY HAIL • 93 WASH INC roN STRP_E'1- • SALEM MASSACHUSETTS 01970 • 508/745-9595 • FAX 508/7449327 THE UNITED METHODIST CHURCHES OF SALEM "The yoked ministry of the Lafayette Street and Wesley Churches" January 28, 1993 Mayor Neil Harrington JA 93 Washington Street CST 2 819yl3 Salem, MA 01970 Y OF Dear Mayor Harrington: MAyCR$ Q A C�M We respectfully request your permission to place four PASTOR (4) small directional United Methodist Church signs on REV. G. KENNETH STEIGLER your designated postsfor persons seeking to come to CHURCHES the United Methodist .Church. The signs are rust free, Lafayette Street Church •050 ga'�ge altxm.nuz?[ in b].L:e jTP.ited Methodist Church 294:Lafayette Street ' Salem, MA 01970 letters,. 2.411 X _11 1/3°. (CC3-016905 $26. 00 each) . The Wesley Church signs have holes drilled for mounting: - 8 North Street Salem, MA 01970 PARSONAGE We request the signs be , placed as follows: 296 Lafayette Street Salem, MA 01970 1) Corner of North and Essex Streets Telephone:(508)7441775 EMERGENCY TELEPHONE 2) . Corner of Essex and Sewall Streets 1.800-222-5742 Code No. 58401 3) Corner of Sewall and Lynde Streets OFFICE 4) Lynde Street to parking lot 8 North Street - - Salem, MA 01970 • Telephone: (508)7443113 We,wou'ld be. happy to order the signsand pay all costs. Office Hours:8:30- 12:30 Monday-Friday This would greatly, enhance the possibility of all persons coming, to the church with the, new traffic pattern. All appointments and office scheduling are made nbu the office at Another alternative would be. to open up our parking lot svonsere for traffic to come and go across traffic on North St. We await your instructions. Peace in Christ, Vs.-- Rev. G. Kenneth Steigler Pastor Enclosure cc: David Lockwood, Admin. , Board Chairperson John Mansfield, .Board .of,Trustees Chairperson. . GKS/pdd: "Not by Might, Nor by Power, But by my Spirit, says the Lord.'' Zechariah 4:6 ;a, .. . L .w��„�f: . 'r< °4"Jc_-M—okgi lM- UW�9 GN N« l I ROAD SIGNS UnITED 'r UnITED IGLESIA METHODIST METHODIST ME70DISTA CHURCH CHURCH UNIDA TRINITY TRINITY NEXT LEFT NEXT LEFT Af- WELCOME - sH WELCOME - 7CHUR(H E F G UIIITED UNITEPA OF CHRIST WORSHIP METHODIST WITH US 4• CHURCH SPRING CITY HOLY TRINITY CHURCH NAME STRAIGHT AHEAD 2 BLOCKSUNITED CHURCH D� WELCOME� ♦• WELCOME - STRAIGHT AHEAD — WELCOME — I1om OF CHRIST Don't leave visitors and travelers guessing A.CC3-021638.United Methodist Church Custom Imprint:The laver section of any of where your church is located. Give an open B.CC3-197351.Catch the Spirit Cokesbury's road signs can be factory-imprint- invitation and helpful directions with Cokes- C.CC3-089717.Iglesia Metodista Unida. ed with three lines of wording of your choice. bury's eye-catching road signs.Choose a promi- (Available custom imprinted or plain only) Maximum of 15 letters per line(spaces and nent location for your sign,such as near a high- D.CC3-021640.United Church of Christ punctuation marks count as letters). Indicate way or interstate exit ramp. If possible, place E.CC3-165138.Episcopal Church where abbreviations,if any,are desired. your sign at eye level. Also, for maximum F.CC3-029838.Non-denominational Custom Imprint.$64.00 potential,try to keep the area around your sign neat and attractive. Standard Imprint. The lower section of Plain(No Imprint):The lower section of any Cokesbury's road signs can be factory-imprint- of Cokesbury's road signs can be left blank to Transportation extra from Nashville,TN.Allow ed as follows.Any variation will be charged as be lettered locally. 8 weeks manufacturing time. Check local sign Custom Imprint. Plain(no imprint).$39.00 ordinances before ordering. Line 1:Your church's name or any wording of Custom Road Signs can be made to order.Send Use the special Road Sign Order Form in the your choice.Maximum of 15 letters(spaces and a sketch and specifrications to your Cokesbury bath of this catalog. punctuation marks count as letters). Indicate Service Center and ash for a/free price quota- where abbreviations,if any,are desired. tion. 24"x 34"Church Road Signs.Each of these eye-catching road signs is made of rust-free alu- Line 2: One of the following imprints: NEXT Directional Signs. Made of rust-free .050 minum.Denominational emblems and big 2�/i- RIGHT; NEXT LEFT; MILE(S) num- gauge aluminum in colors W match road signs. 3"letters quickly identify your church.Attrac- ber only,no fraction, BLOCK(S)num- 24" x 11'G". Two holes drilled for mounting. tive colors on white baked enamel background ber only,no fraction;STRAIGHT AHEAD. Wording cannot be changed.Specify arrow left, (as illustrated). Two holes drilled for mount- arrow right,or no arrow.COI.Each,$26.00 ing—aluminum bolts or screws recommended Line 3:WELCOME with bars on each side.An G.CC3-016905.United Methodist Church (not included).Shipping wt.5lbs.each. arrow point can be added to either bar to indi- H.CC3-016938.United Church of Christ tate left or right direction. Price varies according to standard imprint,cus- tom imprint, or plain(no imprint):see below. Standard Imprint.$44.00 Col THE UNITED METHODIST CHURCHES OF SALEM "The yoked ministry of the Lafayette Street and Wesley Churches" January 28, 1993 Bill Luster, City Planner RECEIVED 1 Salem Green Salem, MA 01970 JAN 2;y 1993 Dear Mr. Luster: Salon, plan iing uept We respectfully request your permission to place four PASTOR (4) small directional United Methodist Church signs on • REV. G. KENNETH STEIGLER your designated posts .:for persons seeking to come to CHURCHES the United Methodist Church. The signs are rust free, Lafayette Street Church 294 Lafayette Street . 050 gauge aluminumi a r >^ ' In blue- United.. Me�.hodis�. Church Salem, MA 01970 letters, 2411 X it 1/311 (CC3-016905 $26. 00 each) . The Wesley Church signs have holes. drilled .for mounting. - 8 North Street Salem, MA 01970 PARSONAGE We request the signs be placed as ,follows: 296 Lafayette Street Salem, MA Telephone: (508))744-1775 1) :.-Corner of North and Essex Streets 44-EMERGENCY TELEPHONE 2) Corner. of Essex and Sewall Streets 1-800-222-5742 Code No.58401 3) - Corner of Sewalland Lynde' Streets OFFICE 4)..' Lynde Street to parking lot - 8 North Street Salem, MA 01970 Telephone: (508)7443113 We,�would be happy to order the signs and pay all costs. Office Hours:8:30- 12:30 Monday-Friday This ,would>, greatly enhance,.-.,the :.possibility. -of, all persons, ,coming ,to, the church,'with -the'- -new traffic pattern. All appointments and - office scbeduling are made thrn the office at Another alternative would be.:to opens up our 'parking lot B Nonb street. for traffic to come and go acrosstrafficon North St. We await your instructions. . Peace in Christ, Rev. G. Kenneth Steigler Pastor Enclosure cc: David Lockwood, Admin. Board -Chairperson . John .Mansfield, Boar d ,.Of Trustei es;;Charperson '_ : GKS/pdd "Not by Might, Nor by Power, But by my Spirit, says the Lord." Zechariah 4:6 4 ,� , ..... .'� ,+v -.,:. `� � �'' ��±.,:,&: �.... ��.. .i��"�r&•5,+��"'S.1�e:�?:,o�PF4'h.2,�'Si''��-mac« k i q(HQ7 I ROAD SIGNS1,I- unITED IGLESIA METHODIST METODISTA CHURCH UNIDA TRINITY TRINITY NEXT LEFT NEXT LEFT A4- WELCOME - D4— WELCOME - a E F ® ® o UNITED CHURCH G unITED OF CHRIST WORSHIP METHODIST WITH US �CHURCH = SPRING CITY OLY TRINITYSTRAIGHT AHEAD CHURCH NAMEWELCOME� L!H •• WELCOMES STRAIGHT AHEAD UNITED CHURCH WELCOME - lin OF CHRIST Don't leave visitors and travelers guessing A.CC3-021638.United Methodist Church Custom Imprint:The lower section of any of where your church is located. Give an open B.CC3-197351.Catch the Spirit Cokesbury's road signs can be factory-imprint- invitation and helpful directions with Cokes- C.CC3-089717.Iglesia Melodista Unida. ed with three lines of wording of your choice. bury's eye-catching road signs.Choose a promi- (Available custom imprinted or plain only) Maximum of 15 letters per line(spaces and nent location for your sign,such as near a high- D.CC3-021640.United Church of Christ punctuation marks count as letters). Indicate way or interstate exit ramp. If possible,place E.CC3-165138.Episcopal Church where abbreviations,if any,are desired. your sign at eye level. Also, for maximum F.CC3-029838.Non-denominational Custom Imprint.$64.00 potential,try to keep the area around your sign neat and attractive. Standard Imprint. The lower section of Plain(No Imprint):The lower section of any Cokesbury's road signs can be factory-imprint- of Cokesbury's road signs can be left blank to Transportation extra from Nashville,TN.Allow ed as follows.Any variation will be charged as be lettered locally. 8 weeks manufacturing time. Check local sign Custom Imprint. Plain(no imprint).$39.00 ordinances before ordering. Line 1:Your church's name or any wording of Custom Road Signs can be made to order.Send Use the special Road Sign Order Form in the your choice.Maximum of 15 letters(spaces and a sketch and specifications to your Cokesbury back of this catalog. punctuation marks count as letters). Indicate Service Center and ask for a free price quota- where abbreviations,if any,are desired. tion. 24"x 34"Church Road Signs.Each of these eye-catching road signs is made of rust-free alu- Line 2: One of the following imprints: NEXT Directional Signs. Made of rust-free .050 minum.Denominational emblems and big 2�/z- RIGHT;NEXT LEFT; MILE(S) num- gauge aluminum in colors to match road signs. 3"letters quickly identify your church.Attrac- ber only,no fraction, BLOCK(S)num- 24" x lU/3". Two holes drilled for mounting, tive colors on white baked enamel background ber only,no fraction;STRAIGHT AHEAD. Wording cannot be changed.Specify,arrow left, (as illustrated). Two holes drilled for mount- arrow right,or no arrow.COL Each,$26.00 ing—aluminum bolts or screws recommended Line 3:WELCOME with bars on each side.An G.CC3-016905.United Methodist Church (not included).Shipping wt.5lbs.each. arrow point can be added to either bar to indi- H.CC3-016938.United Church of Christ tate left or right direction. Price varies according to standard imprint,cus- tom imprint„ or plain (no imprint):see below. Standard Imprint.$44.00 COl x„ 182; 1� r _ o • � 1 , 500 • o0 + j 1 , 300 . 0G + 4 , 530 • Go + 3 , 9Go • 00 + . 3 , 500 • Go + 3 , Goo . G0 + PPP 4 500 . 00 + 22 , 200 . 00 # May 6, 1991 WORK WRITE UP & ESTIMATE 18 Crombie Street 1. Remove rotted section of foundation sill by shoring area, removing rotted sections and installing new timber. Joists shall bear on work a minimum of 31-,'. New sill to be well seasoned, construction grade Douglas Fir or Eastern Hemlock. Approximately eight (8) linear feet. Location: Front left interior sectionf15Soo 2. Tuck point existing brick foundation by removing soil to a depth of 18" around entire exterior of foundation. Rake joints to ," depth and wetting C work. New mortar to match old as close as possible. Finish joints to be tooled to concave surface. Mortar to comply with ASTM specifications. Location: Entire outside foundation * 1 � 3. Repair existing brick foundation wall by excavating to an undisturbed grade and pour new footing, approximately 8" X 24". Form and pour new retaining wall, flush with brick foundation wall. Concrete to be 300psi mix. Approximately 1' X 7' X 30' . Location: Front interior foundation wall. f�Cp 4. Update existing electrical system by installing new entrance cable, replacing main service panel with new 200 amp 16 circuit breaker panel. Rewire all existing circuits with GFI protected circuits in bathrooms and kitchen. 3CJCID 5. Repair defective heating system by removing boiler and dumping from premises. Supply and install one complete new OIL FIRED STEAM BOILER of sufficient capacity to heat each habitable room to a minimum of 70°F at -10°F outside temperature. Boiler to be Weil-McLain, H. B. Smith, American Standard or approved equal. Install complete new smoke pipe at basement. Repair or construct chimney clean out, door and frame if necessary. Install all required safety switches, thermostats, automatic feed, and wiring to service unit. Make all required connections to oil storage tank. All work to conform to local and State Codes. Unit to be complete and operating. New tankless Hot Water Heater as necessary (American Standard, or equal) Replace vents on all radiators with adjustable vari-vents(Dole lA or4 e3qu pise 6. Repair rear porch to conform to Local and State Building Codes. a. Remove and dispose of existing rear porch. Existing roof members will be maintained. b. Install complete new porch using 4" X 6" 111 Hemlock columns and girts. All required trim will be installed. _ J New Rear Porch Cont. c. Columns will be joined to girts with Boston cuts and knee irons for support d. Install complete new 2" X 8" Fir, Spruce, or Hemlock joists. e. Install new flooring using 1" X 4" Fir flooring. f. Contractor will repair any siding damaged during porch repair and will prime all new wood one (1) coat. 3,Dao 7. Painting (Exterior) Walls, Trim, and Sashes Repair exterior walls by preparing and painting all walls, porches, windows, Doors, and Trim to prevent deterioration due to weather. Work to consist of all necessary scraping, caulking, putty, spot priming, and one coat of non-lead paint, Touraine, Dutch Boy, or equal. Contractor will remove all storm windows and screens. Exterior painting shall not be done in rainy, damp, or frosty weather. ' gob ! May 6,1991 WORK WRITE UP S ESTIMATE 18 Crombie Street 1. Remove rotted section of foundation sill by shoring area, removing rotted sections and installing new timber. Joists shall bear on work a minimum of 31-,'. New sill to be well seasoned, construction grade Douglas Fir or Eastern Hemlock. Approximately eight (8) linear feet. # f, 500 Location: Front left interior section. 2. Tuck point existing brick foundation by removing soil to a depth of 18" around entire exterior of foundation. Rake joints to Z' depth and wetting work. New mortar to match old as close as possible. Finish joints to be tooled to concave surface. Mortar to comply with ASTM specifications. Location: Entire outside foundation k 11,300 3. Repair existing brick foundation wall by excavating to an undisturbed grade and pour new footing, approximately 8" X 24". Form and pour new retaining wall, . flush with brick foundation wall. Concrete to be 300psi mix. Approximately l' X 7' X 30' . t `t 500 Location: Front interior foundation wall. 4. Update existing electrical system by installing new entrance cable, replacing main service panel with new 200 amp 16 circuit breaker panel. Rewire all existing circuits with GFI protected circuits in bathrooms and kitchen. 3 R00 5. Repair defective heating system by removing boiler and dumping from premises. Supply and install one complete new OIL FIRED STEAM BOILER of sufficient capacity to heat each habitable. room to a minimum of 70°F at -10°F outside temperature. Boiler to e Weil-McLain, H. B. Smith, American Standard or approved equal. Install complete new smoke pipe at basement. Repair or construct chimney clean out, door and frame if necessary. Install all required safety switches, thermostats, automatic feed, and wiring to service unit. Make all required connections to oil storage tank. All work to conform to local and State Codes. Unit to be complete and operating. New tankless Hot Water Heater as necessary (American Standard, or equal) _ Replace vents on all radiators with adjustable vari-vents(Dole lA or equal) 0, 6-OD 6. Repair rear porch to conform to Local and State Building Codes. a. Remove and dispose of existing rear porch. Existing roof members will be maintained. b. Install complete new porch using 4" X 6" #1 Hemlock columns and girts, All required trim will be installed. ` New Rear Porch Cont. c. Columns will be joined to girts with Boston cuts and knee irons for support d. Install complete new 2" X 8" Fir, Spruce, or Hemlock joists. e. Install new flooring using 1" X 4" Fir flooring. f. Contractor will repair any siding damaged during porch repair,. and will prime all new wood one (1) coat. 7. Painting (Exterior) Walls, Trim, and Sashes Repair exterior walls by preparing and painting all walls, porches, windows, Doors, and Trim to prevent deterioration due to weather. Work to consist of all necessary scraping, caulking, putty, spot priming, and one coat of non-lead paint, Touraine, Dutch Boy, or equal. Contractor will remove all storm windows and screens. Exterior painting shall not be done in rainy, damp, or frosty weather. /{�8W 745-6596 STRUCTURAL REPORT ZH` OF Af `\\ 18 CROMB I E STREET SEP ss�c / i SALEM, MASSACUSETTS °� ROBERT l ROBERT M. RUMPF & ASSOCIATES March 1$ M CONSULTING ENGINEERS , 1991 U R M IF .N 101 DERBY STREET N°. SALEM. MASS.01970 'SICNAL F'H4 STRUCTURAL REVIEV OF EXISTING RESIDENTIAL BUILDING Submitted to: Salem Planning Department One Salem Green Salem, Massachusetts 01970 !INTRODUCTION This report is confined to the present structural condition of the above-referenced building; beneral descriptions of repairs and construction are listed with associated approximate costs. Observations and recommendations are drawn from the following: * site visit and visual inspection of the existing building interior. * review of the OVERVIEW STUDY prepared by Demarco/Jarek Partnership, Architects and Planners, dated September 1990. * prior experience with similar building types and typical construction procedures for structural rehabili- tation. While we generally agree with the Demarco/Jarek report, we have addressed only the structural aspects of the building: foundation, framing, and related components. Remedies to structural problems are discussed later; included in our repair estimate is a line item which covers the cost of cutting and patching required for the structural improvements only. Anticipated renovation costs which are not warranted by the structural condition of the referenced building are considered - and presented - by others. EXISTING CONDITIONS We find that the condition of the superstructure of the original building and the addition is acceptable to good with the exception of the sills and various aspects of the first floor framing (as discussed in the Architects' report) . 1745-6596 �! STRUCTURAL REPORT ��`tA OF &(A SX, 18 CROMBIE STREET o ROBERT ' ROBERT M. RUMPF & ASSOCIATES SALEM, MASSACUSETTS f M. � CONSULTING ENGINEERS March 18, 1991 RUP£ M� Np„532 101 DERBY STREET P ' P10 4 j SALEM. MASS.01970 ��lE Q)S TE SiouAL E The condition of the back porch is such that it should be be torn down entirely. The original building has a very severe lean to one side which we partly attribute to the way it was built and added to, but mostly to problems with the foundation. The condition of the foundation is fair to poor and likely to further deteriorate due to disintegration of its brick masonry components. In addition, eavera settlement at two corners and at the chimney supports has occurred while lateral movement of some of the walls la evident (consistent with the description in the Architaut5` report) , RECOMMENDATIONS Pursuant to the above description of observed structural problems, we recommend the following corrective measures: * Shore superstructure and replace building sills entirely. budget $ 6, 280. 00 * Jack-up the superstructure where required to level position to properly facilitate resting sills on a new foundation. Some improvement in the presently excessive leaning of the building may result from this operation. budget $ 4, 860. 00 * Provide miscellaneous first floor framing reinforcing, connections, and supports. Repair chimney foundation. budget $ 970. 00 4745-6596„ OF AIgS.P STRUCTURAL REPORT ! 18 CROMBIE STREET �° ROBERT-,� .of ROBERT M. RUMPF & ASSOCIATES SALEM, MASSACUSETTSo RU F_ � '' iI N CONSULTING ENGINEERS March 18, 1991 p No. 2 a 101 DERBY STREET 4'p� GrS T�P��`WQ' SALEM. MASS.01970 Ff NV R # Remove porch completely and replace rear access with new stairs from exterior grade to first floor. budget $ 710. 00 * Remove existing concrete floor and replace with a new reinforced slab on vapor barrier with construction points on suitable, compacted gravel base. Install sump pit with pump to prevent damage from possible future flooding conditions, budget $ 3, 230. 00 * Remove the existing foundation and excavate tY4p perimeter to allow installation of new cast- in-place concrete foundation walls and footings; dampproof foundation exterior. Include code- required vents or windows. budget $ 7, 130. 00 * Provide improved interior access to basement: install new stairs and rails. Provide new exterior bulkhead, bulkhead stairs, and weatherproof doors for exterior access. budget $ 1, 670. 00 * Remove all unused piping, wiring, conduits, miscellaneous obstructions, etc. , in basement. Clean and treat areas exposed to moisture or adjacent rot. budget $ 480. 00 7456596 STRUCTURAL REPORT ? V.�,tH Cr 44s�c 18 CROMBIE STREET c ROGER ROBERT M. RUMPF & ASSOCIATES SALEM, MASSACUSh=S M. �/ w CONSULTING ENGINEERS Narch 18. 1991 RU PYA `^ Nd Sb32 101 DERBY STREET 'P SALEM.MASS.01970 �F �t TEP r`T/ONAL Cut and patch as necessary for disturbed areas, caused by these specified structural lmproven>znte, to match original or adjacent exposed construction! interior and exterior, budget $ 960. 00 Also, although not absolutely required structurally, we riauammand that the addition be torn down in its entirety and properly rebuilt. In doing so, this structure would contribute to the stability of the original building while following an improved architectural design. CONCLUSION The above-listed observations and subsequently devised recommendations are rendered to show the reasonable minimum requirements to adequately rehabilitate the structure and allow architectural and related utility improvements to follow. While the superstructure needs work as specified to be restored to level and near-plumb condition, the general intent of the Engineer is to require a new, structurally sound foundation and in doing so, achieve the additional benefit of a clean, dry, and usable basement. f _745-6596 STRUCTURAL REPORT 18 CROMBIE STREET ROBERT M. RUMPF & ASSOCIATES SALEM, MASSACUSETTS CONSULTING ENGINEERS March 18. 1991 101 DERBY STREET SALEM. MASS.01970 Mr. William Luster Salem Planning Department One Salem Green Salem, Massachusetts 01970 Dear Mr. Luster: Enclosed herewith please find our report on the structural condition of the above-referenced building per your request, akme report outlines the remedial construction necessary to prevent further deterioration of the structure and assure greater safety to its occupants. If you require additional information relevant to this matter - or our services in another project - please advise. Respectfully submitted,/ Robert M. 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A,.,v §:, , 'K ,..k Ay :-_ s �'. , 4 t.,N.: !', ,.b'w r rTo be transferred from CHURCH Almy Really Trust to S.R. STREET - - AREA276 S.F. N 7H°-41'-32'E 145.70 74.03 9e P-5A e(n I08.72 ly N78°-41'-32"E o - _o - 2 z w m O VN Q N_a CL U W 3 o 0 ° m v% U N79°-II' io Q � � 10.08, ^_ v r o H —�_ y m To be trarsferred from 361 q S.R.A.to Almy Realty TIusL 376°-00'-34'W= AREA-390 S.F. F- S.R.A, z J a J 379°-II' W, a" a = W AREA- 11 , 240 S . F. - E t- m W O V � m � cr do o r a N t- 1.0 O t ? 56.37 LCAT A �-' _ _ ' IB.00 w S78°-53'_44'W 3 r � g LL RC-78 N AREA= S. UJI z RC - 7A m w � I W W SALEM t9 V SALEM FIVE CENT REDEVELOPMENT uSAVINGS BANK AUTHORITY ALMY REALTY TRUST , N I ax p C1 O m N N O N o s N I 3 w _ p w 0 33 PLAN k, 0 �.�¢� N 1 m I li T I *r-M,,"'RY C4°'1'F en, !/J, c"rrQIA S w 81t35'-24"W O— 03 24"E 1. T°'. q Jam• R!a NO,T� Intrtrf'orproperty lines fixed by f � r° .teed;, L*s..esbrs plans, record information m _a - arld field survey- 8eorings are bas CC n n - upon Mass State Grid. ro N 96.43_ - S790-42-36"W— _- - S78°-59'-50"w ESSEX STREET Approval under the Subdivision Control Law not required. PROPERTY PLAN PROJECT N2 MASS. R-C.5 EM P NING 80 RD HERITAGE PLAZA EAST r a ( SALEM REDEVELOPMENT AUTHORITY Dote:J � .c`{�eG a � — SALEM , MASS. � . . . SCALE I" = 20' OCT. 4, 1974 WHITMAN 8 HOWARD, INC. ENGINEERS AND ARCHITECTS &7s- /" �!^ ^•"'+w 69 BROAD STREET • - BOSTON, MASS. 4-238