The URL can be used to link to this page

1000 LORING AVENUE - ZONING (3) _ SpR oc�curlt c w , 1D00 Lo� C-, a�ee CITY OF SALEM DEPARTMENT OF PLANNING AND COMMUNIITY DE VELOPMENT KIMBERLEY DRISCOLL MAYOR 120 WASHNGTON STREET♦ SALEM,MASSACHUSETTS 01970 TI:L:978-619-5685 ♦ FAx:978-740-0404 LrNN GOOMN DLNCAN,AICP DIRECTOR May 23, 2008 Craig Horsfall, P.E. Engineering Manager Hayward-Boynton & Williams Inc. 60 Court Street Taunton, MA 02780 RE: Site Improvements Loring Tower- 1000 Loring Avenue Dear Mr. Horsfall: I have received your letter dated March 27, 2008 and Site Improvements Plan dated March 28, 2008. Additionally, I have received your letter dated May 19, 2008 and Landscape Plan dated March 24, 2008. These plans show modifications to the entrance to the Loring Towers, which are mainly aesthetic and safety improvements that will not add impervious surface or significantly change the overall layout of the existing site. I have determined that these improvements are not substantial and do not require Planning Board approval. These plans will be kept on file in the Department of Planning & Community Development for future reference. Please contact me at the Department of Planning & Community Development at (978) 619-5685 if you have any questions. jeGooniely, nDor Cc: Thomas St. Pierre, Building Commissioner UeRMO.Dwlreless SITE PLA PVC PIPE ELBOW W/ MINI LOUVER EXHAUST PIPE FOR EQUIPMENT ROOM EXHAUST AND THIMBLE (SHADED POLE BLOWER) 48" DOOR CANOPY • . - . • - 48" DOOR CANOPY• • ' •' HVAC #1 - - 70W HPS LIGHT FIXTURE : `. • . :- = . • . . .: - " . ENGINEER/LAND SURVEYOR DATE • •. 44" VENT • . . • 32 VENT • . . . • ' ' . ': • HOOD, 90' ' ' - •• HOOD, 90' _ ' - 44" VENT HOOD, 90• CHAPPELL . : : . : ' - . = • - .• ' = : : : ' = •. . • -. : : = ENGINEERING •. : •. _. . . . • . . . - . ' '. . .: : .• . , .: .., • : . " 3'-6"x79-o" - . = ". . - - 3'-6"x7'-°" ASSOCIATES LLC • '_ STEEL DOOR • • ... STEEL DOOR �_ • . . - - . '. . . ' - • • ; • : :. ; - . . - �4" PVC SLEEVE FOR CONCORD OFFICE CENTER _ ENTRY GROUND, 8Y4" 2352 MAIN STREET . . • .. : : . . •. • . - � • �. ' ' • : •- _• •• � •.• . • • • . '_ � .' • . . - � -. :'• , '. '. �. � •.- • .. •• . . - .• • ..' •. ' ' � . : ..• ,� . • • • A.F.F., X4.5' • _ . . o' , . _ . CONCORD, MA 01742 Er 0 (978) 823-0054 0 0 0 0 �4 PVC SLEEVE FOR 7•_0" 7,-0" ENTRY GROUND, 8Y4" UFT INSERT (TYP OF 4) A.F.F., 045' RIEMSIONS NO. DESCRI PTION DATE A ISSUED FOR REV. AND COMMENT 01/03/05 WESTERLY ELEVATION 2 0 ISSUED FOR ZONING 04/04/05 NORTHERLY ELEVATION A-6 _ 1 9�0" A—6 1 REVISED FOR ZONING 04/03/06 2 REVISED FOR ZONING 04/24/06 MICROFLECT ENTRY PORT 309_6" 30'-31" EXHAUST PIPE 119_5" 30'-o" AND THIMBLE i 48" DOOR CANOPY HVAC #2 HVAC #1 _ • . . . 70W HPS " ..: • - ,• . . •-- . . _ � :' i � •' • •' •- • • � • • •- -•'. �• ' " ' • • • � • ' . '� - = � •• VAC • LIGHT FIXTURE • • _. . . . . . • - . • �. : : . # . - • •_ SERVICE ENTRY . . ' . ' ' •' . ' _. _ _ ' ` `�•tH OF 32 VENT (2"x7" RIGID NIPPLE) :.: • . : • . : �._ " • ._ . . • .. . : :' : ••, .. ' • . o " " .� AVID cv HOOD, 90' 44 VENT • .. . . . . 'oi -I HOOD, 90' • ' l " VENT PENETRATION • • . ' .. - � � co y ACT . : TELCO ENTRY • .. - • _ • . • - • ' . : f i •. .(4"x7" STEEL NIPPLE) -. : '. ,• . • . . • • • • '. 12,14 c*4 00 PROJECT NAME: PVC 0 0 0 ENTRY GROUND, y" 6'-4j" LORING T ENTRY GROUND BAR A.F.F., �045' 8'-1" %" PVC SLEEVE 9"-1040 ENTRY GROUND, 8YR 1000 LOR I N G AVENUE 9 4 A.F.F., 045• SALEM, MA 01970 EASTERLY ELEVATION 3 DRAWING TITLE: " - 1'-°" A-6 SOUTHERLY ELEVATION 4 A-6 � NOTE: SHELTER ELEVATIONS FOR COMPLETE SPECIFICATIONS. REFER TO THE CELLXION LIGHTWEIGHT DIVISION "11'-5"x30'-0" 2HR STEEL SHELTER" EDRAWING NGLAND PACKAGE AS PROVIDED TO VERIZON WIRELESS NEW ScuE DES. 8Y: J.M.T. DRAWING NO. 1/2" = 1'-0" az. ear: J.M.T. SHELTER WEIGHT (AS SHIPPED): 44,000 LB RWWcT Na c�c'D ear: C.J.S. A 5 _j 96210.44 DATE: 04/24/06 LTI HIT HY20 ANCHORS W/ LOCK WASHERS & NUTS SEE TABLE BELOW HILTI HIT HY20 ANCHORS W/ LOCK WASHERS & 7A_._ . G00 ROUND WIRE W/ o NUTS HALFSTRAP FASTENER Wlef!R2fi� Dwlreless COAXIAL CABLE W/ PROP. CO—AX CABLE COVER a ANDREW SNAP—IN CABLE FASTENED TO COAX SUPPORT KIT. ° ° HANGER SUPPORT KIT •° ALL HARDWARE TO BE GALVANIZED. o CL - •�: '- a FINISH ON STEEL COVER PROP. COAX SUPPORT KIT Q TO MATCH EXISTING GRIPSTRUT GRATING ANTENNA CABLES FASTENED TO WALL WITH HILTI ° SIDING IN 8 FOOR LENGTHS (AS REQUIRED) HY20 ANCHORS CSD 48" O.C. 1,_0„ a. PROVIDE SNAP—IN CABLE HANGERS AS o COAX SUPPORT KIT 1 0 6 MANUFACTURED BY ANDREWS CORP., SIZED TO a o 48" O.C. MAX. SEE OR SECURELY FASTEN ANTENNA CABLE (TYPICAL) PROP. COAX CABLES FASTENED TO d c TABLE BELOW 2'-3" GALV. LADDER RACK W/ ANDREW ° EXIST. CONC. BLOCK/BRICK s 3/8"x1/2" LONG GALVANIZED BOLT _ SNAP—IN CABLE HANGER 4 1/2 ON BOTH SIDES OF GRATING AT ENGINEER/LAND SURVEYOR DATE EACH SLEEPER SUPPORT SUPPORT KIT MICROFLECT COAX No. CABLES SUPPORT KIT # OF ANCHORS A L/ 1 TO 4 B1589 2 11 1/2 PROVIDE 1'-0" WIDE x 2'-6" � IF � � © � � � � TOP OF EXISTING ROOF'if - IF5 To 8 815so 3 21 1/2" CHAPPELL LONG CARLYSE ROOFING — — — — — — — — - = STRUCTURE (DO NOT s TO 12 81591 3 APPROVED PROTECTIVE MEMBRANE — — — — — — — — — — PENETRATE ROOFING EXIST. CONC. ENGINEERING — — — — — — — — — — — MEMBRANE) BLOCK/BRICK NOTE: 1. USE STAINLESS STEEL ANCHORS INTO CONCRETE. USE ASSOCIATES, LLC CARBON STEEL ANCHORS INTO BRICK OR MASONRY USE 4"x4" PVC SLEEPER FOR ANTENNA CABLE r__� CENTER LINE OF CABLE ROUTING TOGGLE BOLTS INTO STUD WALLS. CONCORD OFFICE CENTER SUPPORT, MAXIMUM SPACING SHALL BE 4'-0" 2. ANCHOR TO BE INSTALLED IN 1/2"0 HOLES DRILLED W/ 2352 MAIN STREET ON CENTER, LOCATE SUPPORT AT EACH HILTI CARIBIDE TIPPED DRILL BITS. ANCHORS SHALL BE CONCORD, MA 01742 WALKWAY GRATING SPLICE. INSTALLED PER MANUFACTURER'S RECOMMENDATIONS. (978) 823-0054 ROOF-MOUNTED COAX CABLE TRAY 1 VERTICAL COAX CABLE TRAY 2 NTS A-4 NTs A-4 REVISIONS NO. DESiCRIPTION DATE A ISSUED FOR, REV. AND COMMENT 01/03/05 0 ISSUED FOR ZONING 04/04/05 y 1 REVISED FOR ZONING 04/03/06 ,:. 2 REVISED FOR ZONING 04/24/06 tiz PROPOSED 3x3x%"L ON INSIDE OF SHELTER WALL W/ 1/2-0 THRU BOLTS (TYP.) o 0 0 0 DOWN TILT BRACKET DOWN TILT' BRACKET OF vroa CH VALMONT/MICROFLECT WIRELESS WALL MOUNT — VALMONT/MICROFLECT 1 �L (P/N: 81592) WITH WIRELESS WALL MOUNT / 5'-6" LONG PIPE (P/N: B1592) WITH Q (2 Q OC 5'-6" LONG PIPE . VERIZON SECTOR ANTENNA (TYP OF 18) VERIZON SECTOR ANTENNA PROJECT NAME: 0 LORING TOWERS 1000 LORING AVENUE SALEM, MA 01970 DRAWING TITLE: FACADE ANTENNA MOUNT 3 SHELTER ANTENNA MOUNT 4 NTS A-4 NTS A-4 SITE DETAILS SCAM DES. 8Y: J.M.T. DRAWING NO. AS SHOWN DR, By J.M.T. PRMCT N0. pK@D BY: C.J.S. 96210.44 DAIS 04/24/06 PROP. VERIZON 12'-0"x30'-0" PREFAB EQUIPMENT PROP. AT&T RELOCATED ANTENNAS SHELTER (TO MATCH EXIST. PENTHOUSE) (TYP OF 3) MOUNTED TO SHELTER WALL (PAINT TO MATCH) PROP. VERIZON GAMMA SECTOR ANTENNA (TYP OF 6) MOUNTED TO e EXIST T—MOBILE ANTENNA AN fl� wIreless BUILDING FACADE (PAINT TO MATCH) TRIPOD BALLAST MOUNT (TYP OF 2) TOP OF PENTHOUSE ROOF EL. = 224.0'f (221'-0" AGL) - - VERIZON SHELTER L�7- 77 _ EL. = 222.0'f (119'-0AGL) EXIST. T-MOBILE ANTENNAS J " 13.0'f EL. = 216.0'f (113'_0" AGL) r �sz _.r r -':._ , . _' TOP OF ROOF r- - EL. = 20101 (106'-0" AGL) _ r_ m llfl H lul ID fffl Z � I Z�_... T 7 , ��1� TT - —I-A I-1ru VERIZON ANTENNAS t S Oft 0" oil ifl [ID lfl fffl fffl .rT; I ,_� ' r: -_ _ - r M fffl lip lfl Dil ID lul EL. = 205. (102'- ) ID] ID [El ID 110 lul pfl x rz r' ® 14� ® ® ml ® [El ENGINEER/LAND SURVEYOR DATE C 1 _ ID ® ® ® ® � r r •:f ..L.'7 t� �-.._`.L.TS 1..�_......T�'2: �-�-_,--r`3_.-`T r ��oll -7. r rz. 7 r =7 r r m In] 01 fffl ID 11D CHAPPELL rm _r rte T, : "ply ENGINEERING lul 10 Ifl] mJ r JC Im ID Ht mi m im lul mt?,Y ,ter! _; T T Y _ '-i ] -r" � e�� ASSOCIATES, r. •-, ,.s . GTL r T _ z z r r 7 r pfl fffl m fffl [El Ii CONCORD OFFICE CENTER 2352 MAIN STREET CONCORD. MA 01742 lflpfl ® ® ® ® ® (978) 823-0054 r. MI [H] ID IM ID] _ -T - - lffl lfl [p] ID lffl A] L11 11D m 177T - -- y'J" -_ -+_ __ L. .�., i _..-.._. _.T. .: REVISIONS ID [El lip NO. DESCRIPTION DATE .T GROM MANN A ISSUED FOIR REV. AND COMMENT 01/03/05 a.. axot 0 ISSUED FO!R ZONING 04/04/05 EXIST. AT&T VERTICAL CABLE TRAY 1 REVISED FOR ZONING 04/03/06 EXIST AT&T EQUIPMENT 2 REVISED FOR ZONING 04/24/06 ON CONC. PAD WEST ELEVKn ON EXIST. T—MOBILE ANTENNA AN SCALE: 1" = 16;'-0" EXIST. AT&T ANTENNA MOUNTED TO TRIPOD BALLAST MOUNT (TYP OF 2) A 3 PENTHOUSE FACADE (TYP) EXIST. T—MOBILE ANTENNA AN EXIST AT&T ANTENNA MOUNTED TO TRIPOD BALLAST MOUNT (TYP OF 2) PENTHOUSE FACADE (TYP) TOP OF PENTHOUSE ROOF TOP OF PENTHOUSE ROOF SEXIST. T-MOBILE ANTENNAS - - - - - - - - - - - (� EL. = 224.0f (221'-0" AGL) EL. = 224.0'f (221'-0" AGL) EXIST_ T-MOBILE ANTENNAS EL. = 216.0 f (113 -0 AGL) 0 u r F� ^ 2 V r , �� ' » - — ' ' _ EL. = 216.0 (1 1J'-0 AGL) A-3 TOP OF ROOF TOP OF ROOF EL. = 209.0f (106'_0" AGL) -r EL. = 209.0'± 06 -0 s r - A { a VERIZON ANTENNAS - T -7- 267* f f ff ..r S - -_•- -T - - - - - _ _ _ � _ ® .._._�r_T_ -� VE ANTENNAS .r :- .,,�A O r -7 EL. - 205.0 f (102'-0" AGL -T = r _ R " N T, - b:b -; -� 7. ^=Y rs 2C5.0'± (102'-0 AG VERIZON N NAS full zt: i r"ti r S _. PROP. VERIZON BETAr LL, SECTOR ANTENNA (TYP OF r �1 A r I .� 7 r" r 1 3 •�`+ �. T.-7 T I r'r Y '-'T-^ PROP. VERIZON ALPHA ) MOUNTED TOBUILDING ' S r SECTOR ANTENNA (TYP OF = , = := _ ... ......... ....;.. , .. _� �- CADE ( AINT TO MATC 121 - - - - 6) MOUNTED TO BUILDING FACADE PAINT TO MATCH _r, -•: ^zL`:, -T g `ter r jT - r :tip.: T _ T 1 .._..._ ._S -r A 3PROJECT N&ME: � ✓. rr�z__ .�.r'�.r'r..'r�.=.,-'z..r...�'. � -•-�-4-�- r -rr _L r r r r ill Q T 7 - T LORING TOWERS o� o" F. :..t - 7 .. LI .a'•`" .Pr �?:':x T'.r Z'_1?_^'TT"2'7-'. , T •r 7 T L"lj.- S r r a \ A Y _ _ r r— ol ,f SALEM, MA 01970 1-7• 4 i __C � r.: T •r r _ T T .rte .0"M1 i_ J -�-r-T. ,-J_ , ._�-Y �:SJ"SS_-�'-�_._ _ 3 i r.--r. -� ' ��- .� •� �� L.. DRAWING Tl r I C A 3 Z r s - . .. ELEVATIONS NOTE: THE PROPOSED VERIZON ANTENNAS (TOTAL OF 18) AND THE SOUTHEASTVA ON 3 �'E' DES. BY: J.M.T. DRAWING N0. NORTHEAST , V 2 RELOCATED CINGULAR ANTENNAS (TOTAL OF 3), MOUNTING " f " HARDWARE AND EXPOSED COAX AND CABLE TRAYS SHALL BE SCALE: 1 = 16 -0 A-3 AS SHOWN In BY J.M.T. SCALE: 1" = 16'-0" A-3 PAINTED TO MATCH THE EXISTING BUILDING FACADE TO WHICH PRO&CT NO. THEY ARE MOUNTED. 96210.44 c�c'o B� C.J.S. 3 WE- 04/24/06 ,I I - �—x x x x--1 EXIST AT&T EQUIP CABINETS ON CONC SLAB PROP. VERIZON GAMMA SECTOR ANTENNA (TYP OF 6) MOUNTED TO x x e BUILDING FACADE (PAINT TO MATCH) Wlreless xx TRUE NORTH 52 53 EXIST. STAIRWAY MAGNET + + + 't''a� ?) + + A + + SEE PARTIAL SITE + PLAN THIS SHEET + + + + i A + / + + + ( x x I + + + I I N SURVEYOR DATE + + I 0 I �°-A�! �# ,°'_ ENGIN EER LA D r + + + + + O O APPROVED x + x + + ❑ EXIST 10 STORY BRICK BUILDING + + + NT SITE P �, + CHAPPELL a + + + I PROP. VERIZON GAMMA SECTOR ENGINEERING + + + I ANTENNA (TYP OF 6) MOUNTED TO aI I BUILDING FACADE (PAINT TO MATCH) ASSOCIATES, LLC x + + + + + I I PROP. VERIZON ROOF CONCORD OFFICE CENTER + + + I I MOUNTED COAX CABLE TRAY 2352 MAIN STREET x I O O x PROP. VERIZON ROOF + + + I O I PROP. AT&T RELOCATED CONCORD, MA 01742 MOUNTED COAX CABLE + + + I I ANTENNAS (TYP OF 3) (978) 823-0054 X TRAY (PAINT TO MATCH) + + + I PROP. AT&T RELOCATED MOUNTED TO SHELTER WALL I I " + + + ANTENNAS (TYP OF 3) I I (PAINT TO MATCH) + + + MOUNTED TO SHELTEIR WALL REVISIONS x + + (PAINT TO MATCH) I I + + + ( VENT- O I N0, DESCRIPTION DATE + + + ❑ y I A JISSUED IFOR REV. AND COMMENT 01/03/05 " + + + 0 ISSUED FOR ZONING 04/04/05 + + + + \� // 1 REVISED FOR ZONING 04/03/06 x + + + -------- + 2 REVISED FOR ZONING 04/24/06 + + a - OL + + + VENT x I�L PROP. 11,_$„ X + + + x 30'-0" PREFAB. + + + Y.1 EQUIP SHELTER X X VENT EXIST. AT&T ANTENNAS 0 0 RELOCATED TO PROP. EQUIPMENT + x SHELTER + C } + + EXIST T-MOBILE ANTENNA AN -T '7---- - - - 7 7 ----- - - ---- + x TAIR + + TRIPOD BALLAST MOUNT (TW OF 2) + Y. + EXIST. T-MOBILE EQUIPMENT ON PARTIAL SITE PLAN + + + x PENTHOUSE ROOF CURB SCALE: 1/6" = 1'-0" + + + �, O ROOF TOP GENERAL NOTES: VENT O EXIST T MOBILE ANTENNA AN TRIPOD BALLAST MOUNT (TYP OF 2) acc ®AVID 1. IT IS THE CONTRACTOR'S RESPONSIBILITY TO EXAMINE ALL PLAN SHEETS ANDEXIST. ROOF O NT VEN� • • • F-ls a G C LSPECIFICATIONS AND COORDINATE HIS WORK WITH THE WORK OF OTHER CONTRACTORS TO ENSURE THAT WORK PROGRESSION IS NOT INTERRUPTED. EL. = 106'-0" AGL 2. THE CONTRACTOR SHALL PROVIDE ROOF PROTECTION DURING ALL PHASES OF NAL CONSTRUCTIONS TO PREVENT DAMAGE TO ROOF MAMBRANE. THE CONTRACTOR IS ALSO • O • • • gr 4 I2 q I d RESPONSIBLE FOR MAINTAINING A NEAT AND ORDERLY SITE, YARD AND GROUNDS. REMOVE O AND DISPOSE OFF SITE ALL RUBBISH, WASTE, MATERIALS, LITTER, AND OTHER FOREIGN VENT VENT SUBSTANCES. REMOVE PETRO/CHEMICAL SPILLS, STAINS AND OTHER FOREIGN DEPOSITS. RAKE GROUNDS TO A SMOOTH EVEN TEXTURE. O EXIST. LOCATION OF FIRST FLOOR 3. THE OWNER OR OWNERS REPRESENTATIVE SHALL BE NOTIFIED IN WRITING OF ANY OO ELECTRIC ROOM 00 CONDITIONS THAT VARY FROM THE PLANS, THE CONTRACTORS WORK SHALL NOT VARY VENT VENT FROM THE PLANS WITHOUT THE EXPRESSED APPROVAL OF THE OWNER OR OWNER'S O , • ' P81,E 0 PROJECT (NAME: REPRESENTATIVE. 4. THE CONTRACTOR IS INSTRUCTED TO COOPERATE WITH ALL OTHER CONTRACTORS . • ' S� PERFORMING WORK ON THIS SITE DURING THE PERFORMANCE OF THIS CONTRACT. . • 'EX�S�' PROP. VERIZON ROOF ° LORING TOWERS 5. THE CONTRACTOR'S ON-SITE REPRESENTATIVE SHALL CARRY A MOBILE PHONE ON MOUNTED COAX CABLE TRAY O HIS/HER PERSON AT ALL TIMES. THIS NUMBER SHALL BE AVAILABLE TO THE OWNER 1000 LOR I N G AVENUE AND OWNER'S REPRESENTATIVE. 6. THE CONTRACTOR SHALL MAINTIAN A SAFE PERIMETER DURING ALL PHASE OF SALEM, MA 01970 CONSTRUCTION FOR ALL PUBLIC OR PRIVATE PROPERTY. ANY PUBLIC OR PRIVATE PROPERTY DAMAGED OR REMOVED DURING CONSTRUCTION SHALL BE RETURNED TO AT PROP. VERIZON ALPHA SECTOR DRAWING TITLE: LEAST AS GOOD CONDITION AS BEFORE DISTURBED AS DETERMINED BY THE OWNER OR EXIST. T-MOBILE ANTENNA AN ANTENNA (TYP OF 6) MOUNTED TO OWNER'S REPRESENTATIVE. TRIPOD BALLAST MOUNT (TYP OF 2) BUILDING FACADE (PAINT TO MATCH) 7. THE CONTRACTOR SHALL COMPLY WITH ALL REQUIRED PERMITS. 8. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING AND INCURRING THE EXPENSE ROOF PLAN & OF ALL REQUIRED PERMITS, INSPECTIONS, CERTIFICATES. PROP. VERIZON BETA SECTOR ANTENNA PARTIAL SITE PLAN 9. THE CONTRACTOR IS RESPONSIBLE FOR COMMUNICATING WITH THE OWNER'S ROOFING (TYP OF 6) MOUNTED TO BUILDING ROOF PLAN CONTRACTOR TO MAINTAIN THE ROOF WARRANTY. FACADE (PAINT TO MATCH) SCALE: 1/16" = 1'-0" 10. ALL UTILITY WORK INVOLVING CONNECTIONS TO EXISTING SYSTEMS SHALL BE SCh' DES. BY: J.M.T. DRAWING NO. COORDINATED WITH THE OWNER OR OWNER'S REPRESENTATIVE AND THE LOCAL UTILITY AS SHOWN DR. BY J.M.T. COMPANY. NOTIFY THE OWNER OR OWNERS REPRESENTATIVE AND THE LOCAL UTILITY COMPANY PRIOR TO MAKING EACH AND EVERY CONNECTION TO THE EXISTING SYSTEMS. 96210.44 EC ' CK'D BY: C.J.S. A - 2 DATE 04/24/06 1 / LEGEND —4 --- \ PROPERTY UNE ABUTTING PROPERTY UNE e 300'/700' PROPERTY OFFSET VleflRa0wireless —x x x x EXIST. CHAIN UNK FENCE • / I \ .� x PROP. CHAIN UNK FENCE / I \ EXIST. TREE UNE EXIST. EDGE OF PAVEMENT • / MAP 21 LOT 0235 \ OHw OHw EXIST. OVERHEAD UTILITIES / UNITS 801-973 I / MAP 21 LOT 0241 / -1w PROP. OVERHEAD UTIUTIES / n/f UNITS 801-900 / / VILLAGE AT V1NN1N SQ. I n/f T/E T/E T/E EXIST. UTIUTIES • CONDO TRUST VILLAGE AT VINNIN / I SQUARE CONDO TRUST i � � ' TA—TA—TA— PROP. UTIUTIES `� EXIST. UTIUTY POLE MAP 21 LOT 0006 \ ENGINEER LAND SURVEYOR DATE / n/f / GROSVENOR PARK NURSING CENTER / \ 7 LORING HILLS AVENUE / / / \ SALEM, MA 01970 / / BK. 11809 PG. 424 CHAPPELL 0 MAP 21 LOT 235 � � � PLA��`��Nc BOARD UNITS 801-02 / APPR0VEENGINEERING i � � � VILLAG�AT NlT SQ. \� ASSOCIATES, LLC o CONDO US SITE PLA / I 0. / CONCORD OFFICE CENTER 1 / 0100 \� �\ \ , / / 2352 MAIN STREET 700.0, CONCORD, MA 01742 / PROPER CONCORD, o� \ TO LEGG (978) 823-0054 �- �\ / / HILL RM 360, " �' < / REVISIONS NO. DESCRIPTION DATE / MAP 21 LOT 0242 O j A ISSUED FOR R!EV. AND COMMENT 01/03/05� / w I �� . 8 • l ARCHSTONE V/NN SQUARE LLC ° / 0 ISSUED FOR ZiONING 04/04/05 1 COURAGEOUS COURT I �' I /' � SALEM, MA 01970 �� 1 �\ 1 REVISED FOR ZONING 04/03/06 \ / BK. 17355 PG. 442 1- 1132.6- MAP 0 LOT 0007 \` 2 REVISED FOR ZONING 04/24/06 °, °. ° oo oo n/f -{\ n ` 1 o / 00 TRq 4 L /NG TOWERS ASSOCIA TES PK NAIL I . LOT 1000 LORING AVENUE \ X300 0' PROPERTY OFFSET ° o SALEM, MA 01970 I BK. 5971 PG. 241� ,y \ MAP 11 LOT 0005 T E \ CITY OF SALEM I E N I 700'0' PROPERFFSET , O BK. 4147 PG. 46 �c�', / / ' N G A / \ � I � LOR I \ J / MAP 17 LOT 51 MAP 17 LOT 51A I i CONDO TRUST (MUL 77PLE OWNERS) LORING AVENUE V. 5J LORING AVENUE SWAMPSCOTT,T, MA A PK NAIL IT. LOT / S SWAMPSCOTT,, MA 01907 S`y �iy , PMP I 01907 MAP 17 LOT 1 TOWN OF SWAMPSCOTT CEMETERY DEPT. ESSEX STREET / \ / / / SWAMPSCOTT, MA 01907 / / L — — — — ' BK. N/A PG. N/A / R • / �j / MAP 17 LOT 9 \ / / — — — �tt1OFn1f CH AZq 4 / r / SWAMPSCOTT CE 2001 LLC — / % THE STOP & SHOP SUPERMARKET' \ v 0. P 0 BOX 369 R E TAX DEPT 10TH FL i / Q BOSTON, MA 02101 / BK. 18139 PG. 13 \ PROJECT NAME:: LORING TOWERS 1000 LORING AVENUE • ZONING REGULATIONS SALEM,, MA 01970 / DRAWING TITLE: ZONING DISTRICT: R-3 (RESIDENTIAL) / REOU/RED EdS77W PROPOSED ~ MMIN. LOT AREA:IN. LOT FRONTAGE: 25,0 00,sIF. 9.2 8A8�5'ES+ NSA PROPERTY PLAN • I '/ MAX. LOT COVERAGE 35% 5.7% 5.8% • SETBACKS: (BUILDINGS) FRONT YARD: 15' 195.7'* 363.7'* SIDE YARD: 20' 83.4'* 132.6'+ SCAM- om BY J.M.T. DRAWING NO. REAR YARD: 30' 115.8* 203.1'+ 1 MAX. BLDG HEIGHT (AGL) 50' 221' 119, 1 =10 0 PRO�CT NN 0.099 m BY J.M.T. A - 1 96210.44 Ck'D ". C.J.S. DATE: 04/24/06 .............. .............. .................. ................. .................. ...... ................. ..................... .................... ............... Tr-M -71 p '000 s s Ma ............................. 400 FRlB7h--"lRG PARKWA I WESTBU"e� Ruo�� UGH , MA 01581 P U P S E D CE .LL SITE R T7 1000 LORING , AVENUE SALE -'-V, .- , MA Jf I�wv uw,I,. riff e to ago SHEET INDEX DWG. SHT. NO. DESCRIPTION Coun T-1 1 TITLE SH EET A-1 2 PROPERTY PLAN A-2 3 ROOF PLAN & PARTIAL SITE PLAN 0 A-3 4 ELEVATIONS A-4 5 SITE DETAILS A-5 6 SHELTER ELEVA11ONS L 0 NOR'M VICINITY MAP 0 1000' 2000' 3000' .4000' LORING TOWERS VERIZON PROJECT NO : GPI PROJECT NO : 96210 .44 DATE : 04/24/06 TITLE SHEET " ZONING DRAWINGS T-1 W A�A �+7 m LEVEL LANDING" A 1.616" MAX CROSS PER SLAVE FOR DRAINAGE AMEEL CHAIR RAMP NOTES.- PLAN 1. SIDEWALK CROSS SLOPES, AS INDICATED IN STANDARD 1 O SPECIFICATIONS, WILL BE AT 1.6 MAX 1.5Z PREFERRED FOR CEMENT CONCRETF AND /N NO INSTANCE SHALL THE INCLUDING EJ EOUAL I EOUAL /ON BETWEEN I EQUAL CROSS SLOPE EXCEED 2Z & NCL U �v Q 2. AN UNOBSTRUCTED PATH OF TRAVEL WITH A MINIMUM TROWELED SMOOTH FINISH WIDTH OF 3' SHALL BE MA/NTA/NED. THE DESIRABLE WIDTH 6" WITH ROUNDED EDGE7 X-47 /S � LINEAR TOOLED DUMMY JOINT in 5� PREFERRED 8X AdAX. SLOPE 3. THE WHEEL CHAIR RAMP SLOPE AND SIDE SLOPES 2 2 Z 2 (TRANS/TIONS) MUST NOT EXCEED (81t). HOWEVER THESE p p p 0 SLOPES MAY BE FLATTER THAN 1:12 WHEN WARRANTED BY LIGHT TEXTURED BROOM FINISH , ,, SURROUNDING CONDI TONS. v 2 p WI TH AL TERNA 7NG DIREC701VS O 0 4. WHERE THE ROAD PROF/LE EXCEEDS 5.6 THE HIGH SIDE Q Q V j Z IN THE TFX77JRED FINISH J Z v CURB 7RANS170N LENGTH SHALL BE 14'-97 Z� m W O O O O m W 5. IN NO CASE, WHERE A STOP LINE IS WARRANTED, SHALL A cam ' O p O\ O\ O p CONC CURB RAMP BE PLACED BEHIND THE STOP LINE 2 _ 2 A 6. FIXED OBJECTS U77LITY POLES, HYDRAN75; ETC.) MUST o Zo k Z Z 7EX77JRDIRBCOON � O ac 2 5'—O., LOW SIDE TRANS/77ON � NOT ENCROACH OV ANY PART OF A WHEEL CHAIR RAMP . WRNISH Q MIN. 6'-6 3/4" 7. A T NO 77ME IS AN Y PAR T OF THE WHEEL CHAIR RAMP TO Q Q LIMITS OF CEMENT CCNVCRE7F RAMP BE LOCATED OUTS/DE OF THE CROSSWALK AND !T IS TO BE CEN7FRED WHENEVER POSSIBLE. 2 _ 8. CA TCH BASINS WC ARE TO BE L OCA TED IN 7-lE NCIN/TY J LINEAR TOOLED DUMMY JOINT J o PLAN OF A WHEEL CHAIR RAMP SHALL BE LOCATED UP-GRADE OF RAMP. TROWELED SMOOTH FINISH 9. 7HE ENTRANCE OF A WHEEL CHAIR RAMP SHALL BE FLUSH 6" WITH ROUNDED EDGE >5� PW TH THE ROADWAY �iREFERRED 10. TESTING SURFACE: 8 MAX SLOE FLUSH WHEN TESTING WITH A 57?AIGH7E'DGE PLACED PARALLEL TO STANDARD CONCRETE SIDEWALK 4" CEMENT CONCRETE THE LINE OF SLOPE, THERE SHALL BE NO DENA7ON FROM (4,000 PSj ® 28DA A TRUE SURFACE IN EXCESS Of- 1/4" (PLAN VIEWS — — — — - 11. WHEN /T IS 7FCHNOLOG/CALL Y UNFEASIBLE TO CONS7RUCT NOT T TCRUSHED O SCALE 8"DENSE GRADED YS) — ` WHEEL CHAIR RAMPS /N COMPLIANCE W11N THE � — '- — STONE (MZ 01.7) A REOUEST FAACCESS BOARDS OR A VARIANCE WILL NEED TO BE SUBM/T DS THE DEPARTMENT'S HANDICAPPED ACCESSIBILITY SECRON - SHOULD BE CONTACTED FOR ASSISTANCE AND DOCUMEN TA 70/V. SECTION A—A WHEEL CHAIR RAMP DETAIL NOT TO SCALE CONT. 15 ROD T & B OVERALL WIDTH PER SITE DRAWINGS WITH WWF SHEET REINFORCING 12" 1/2" ROUNDED EDGE -LINEAR TOOLED DUMMY /O/NT 1 FULL LENGTH OF SIDEWALK-BS 1-1/2" BIT. CONC SURFACE COURSE 1 NOT LESS NOT MORE STEEL POILE. BASE PLATE 1-1/2" Bl T CONC BINDER COURSE THAN 7" THAN 5' 1'" HOH—SHR/NK j` AND ANCHOR BOLTS GROUT 0 HAND ROIL E I- (MIN.) SURFACE COURSE 8" DENSE GRADED CRUSHED _ (OVERLAY) j� �� i;�� 12" F7NlSHED GRADE "— 1" CHAMFER STOW£ (M2.01.7) 4" EXISNG PA YEMEN T 3-14 A T 4" O.C. TOP (COLD—PLANED) \` \\ ` \ 7r 14 A T 8" O.C. 7ES /�, EXISNG SUBBASE SAW CUT LINE :�' • BOND GROUND/NG (PER PLAN) SUITABLE EXIS7NG ' CONDUCTOR TO 8-/6VERTICAL SUB—GRADE GROUND BAR 6'-3" COINDUIT — SEE SITE SIDEWALK TO PA WNG ELECTRICAL SITE PLAN NOT TO SCALE 314" x 10'-O"L. COPPER CLAD GROUNDING ROD �I 2'-0 1 DIA. LIGHT POLE BASE DETAIIL NOT TO SCALE 18" DEEP — 6" TOP WIDTH PRECAST COJVCRE7F CURBING LOAM & SEED 6" REVEAL (4- MIN) 1 4" �i \ \ i 12 1-112- BIT. CONC. SURFACE COURSE I- (MIN.) SURFACE COURSE 1-1/2" BT T. CONC. BINDER COURSE (0WRLA Y) EX/S7NG PA WM£N T DENSE GRADED CRUSHED STONE (M2.O1.7) (COLD-PLANED) 4,000 PSI S7RENGTY CEMENT CONCRE7F 4?�`,�. I EXISTING SUBGRADE 6` 6 SAW CUT LINE (PER PLAN) �. 449 TYPICAL VERTICAL CONCRETE CURB DETAIL NOT TO SCALE �tM �)J. 06 (( IBP,"4r CRAIG A` Al I 40 CIVIL N Preoared for • Loring Towers Associates % ANCO Equity Services, Inc. 1740 N Street NW ry Washington, D. C. 20036 � o$ g .Prokct Location " Site Improvement Plan (Details) � DI`aWn BV NPD 1000 Lorin A venue Designed By CAH g y Checked By. BJM/ CAH Salem, Massachusetts, 01970 -� a Approved By. BJM/ CAH `"W HA YWARD-80YNTON & WILL1AMS, INC, Sheet Date: W SUR VEYORS Cl WL ENGINEERS 3 MARCH 24, 2008 y H 3 of 3 9 p W 60 COURT STREET TAUNTON, MA Scale:=NTS °"rS,oNAL _E�G?� Tel.('508)822-9870 Fox:(508)880-8891 81914 B/d 4 Itp N l Y o o "10- 11011" Al /. , , ,� LOCUS/ slew ��. '� ! ! �•/ '� jam. •' � � \ A �G / ,�� 14% , --- r.3'— � 1' / f 3r-- \. 11yG ' r / t ` . :. / .�►. � ., `. ; ! ;� � :,. .: ,� AREA TO BE RE SURFACED A4TH 1, NEW TOP COURSE. EXIST. L OCUS MAP \ ! ! / / /ti �_ �► - / ! / , �� GRADES REMAIN EXCEPT A S Nor TO SCALE PROP. NOTED. - -- -- / t, 39 CHAIR RAMP EXIST. PA YEMEN T TO ! BE COLD—PLANED 1" :: _ ! 1 M/N. Qi�� r PROP. 5' CONC. 1E'.vH /^/ LEGEND — --- - \ \ , SIDEWALK W/ I n 2 / \ CONC. CURB . r p q �� ` ` �, c I 0- 1 + I P 1 UP ,0'397G UTILITY POLE I 1 C,� SIDEWALK ��, L 1 Y. CB ' 1/ �' ::: :.-. .-. I C� ! �` ` PROP. PLANI7NGS IN `; }, a� - _ EXISTING HYDRANT CB *� - I �+ oat ) t I M FRONT OF BUILDING Gw - ! c• 13 _ '*. (REFER TO LANDSCAPING '.r. � .. - -' --- G A� � WA TER GA TE - ` PLANS BY OTHERS FOR , I r "\ ) t _ I i t ��) '� DETAILS) 1 Q� 0 o-?r� _ PA rf0 WALK � � � �: / �.- R & D CHAIN �'"� PA Vt 0 AW I � � , c�' •;9 y � � o c�G GAS GATE FENCE �� l + R & D BIT CONC. O vM 1 I i CURBING A T BA CK OF l Q ,., J I _ _ �- =�—\ LL , t a ` / _ ` GAS METER i SIDEWALK & EDGE OF c„\ �• / / '` �' �" � _-� l v _-�., \ ✓ 1 - I 24 _Q)PA ONG ti _ _--� CA TCH BASIN ot (^�C, & 1 ., �+ - I °'� o- �; `e DMH ff f , (� / 1 I �• i ' ' r DRAIN MANHOLE R & SEX/ST. FNH ' 2 :.. ...... ENH ,B, , w •, v Mh R & D POR 770N OF CA NDP Y PROP. RECONFIGURED / " � l (REFER TO ARCH%TECTU,RAL k BENCH t� U , , _c— , i /. .,/ .j �" I ( fr� o-"� °' 1, {1 SEA�ER MANHOLE PLANS FOR EXACT 1 a + CANOPY (REFER TO I - _ ` FAB �I :� R & D EXIST.__ _— ,l ------ --- ARCH/TECTURAL !r FAB - DIMENSIONS) '4,. TkArvS- 1 cam ) tt X35 so F t o?!� ,, '6 d FORAlER BRICK PILLARS � , '+ 1 , \ ` 1 1 ` , ` PLANS FOR EXACT .r G TELEPHONE JUNCTION BOX . DIMENSION ) ` K= ---- -- ... S . 135 4. � .- EVH J - , T,' 0 ELECTRIC MANHOLE I 1 S ( 1 J V �7 L -�� W vF;,v _. /, ; r. v �__. +, p• -� ;3�. -2 W y SrGN + ,ELEC TRIC HANOHOL E -- / �i T STAMPED t _ UNDERGRO(JND ELECTRIC , t%+_�� _ �L.._. . l V CONC.P. AREA ,__4 - , .�,, - L 111/ cyl � F -' r+� I T5.4 _ '-" j � 4 _ _-_---- - c.HE-. _ VER AD ELEC TRl_ I-)J i:�,, 1 - W _I'-4 3 PROP. FLAGPOLE — ---� 18 t F_XS TING DECIDUOUS TREE \ \ I J �Q J R & S EXIST. R=6c W W; W BENCH ! , 1 RE-LOCA TION ! :�i 7 ? ,+� I -.__ - -�3�� ' , , ,, 1i ,` 1L�L�1L�, -�+��l 1,i PROP. LIGHTED BOLLARD 4 r � � + £r 1338 __- ft3��. ! 18' �EX1STlNG EVERGREEN TRcc - , ir- ; ( ' _------ - REFER TO ARCH/TEC TURAL "' _.. -- _ _ _ _ _. i - - �• -. • t, , f {� "'— 1 C EXST/NG CONTOUR FOR DETAILS) 24' c i t to PROP. PLANTINGS IN ISLAND.. _ LF` I R & D BIT. CONC. �.-.. .:_...., �, _J--R D CHA/N \ - \ ? N APIN PLANSEXISTING LIGHTPOLE i FENCE' -' CI REFER TO z.A DSC G ` CURBING A T BACK OF c� ( I -� .� PROP. 5' CONC. o W SIDEWALK EDGE OF r I , BY OTHERS FOR DETAILS 1 ,,+ " ( ! �?1 z L B EXISTING L/GH T BASE PA ONG � SIDE WALK W/ � �;. ............. � _ c, ! CON C. CURB , \ I -R & D POLE 1-0 '� �' , ( + y; FA6 ;FIRE" ALARM 60)(1 BASE _ 1� 1Q, _ _____U LP I Z I BGC rBl TUMINOUS CONCRETE CURB + o PROP. LIGHT POLE (TYE'.) \\ �� PROP. PLANTINGS IN + t, I (REFER TO CTURAL CC rCONCRETE CURB FRONT OF BUILDING l 4-. I (R CHI7E _ R AR CHI _ _ ^ /EXISTING LIGHTPOLE_ �' N -� ---�--' N \ (REFE4 TO LANDSCAP/NG 1. , 1 I PLANS FOR LIGHT POLE & f:4VVL r" PLANS BY OTHERS FOR !� 1 FIXTURE SPECIFICA TION) R & D PAVED �� r + `�� O , DE S) \ " ;_ �-� PROPOSED LIGHTPOLE ' -- -- �( Q �� SIDEWALK + `•\ �_ ---y-- ----j —-- Z �O 1 ` ' \\ J \ _ -- i -r��-i`) • PROPOSED BOLL ARD Q ,1 \ PROP. WHEEL ~�1 CHAIR .RAMP 1 I - h ,�, ? PROPOSED PARKING SPACE_ • L. �� / rr� L p W \ �� i ` ` 1 �►c� �"� O (9' X 20) .LAJ J... / _7�_. 4__ i T'Z=T- �c," \ , '.' 1 _s __ZZ s h' PROPOSED CONCRETE r, ! ._; + ' r PROPOSED 81 TUM/NOUS .01 PROP. SAW CUT i \ . PROP. SAW CUT CONCRETE TYP. �_ \ , // LINE (TYP.) ( SroNE LINE ( ) S T oNE ' y . PROPOSED LANDSCAPE GRASS RETNN.'lW f ` ` ` �:-::'�::,I - WALL `:. r/ T _ i✓.� /r ` / ',� ''tea. __ i /� -- / ` j --' i r' - / / A PROPOSED STAMPED CONCRETE 1 -, ISS oll //, I l j 100 PROPOSED CON TOUR /// PROPOSED SPOT GRADE R & D REMOVE AND DISCARD R & S REMOVE AND S TORE l \ 0 5 10 20 40 FEET , 0 5 70 20 40 FEET �"co Prepared for Scale: 1'"=20' -- - Scale: 1 =20 0 2 4 12 METERS 0 2 4 R ,12 METERS s A�� ; Loring Towers Associates % AIMCD Equity Services, Inc. 4 1740 N Street, NW �4 Washington, D. C. 20036 -' PLAN GENERAL NOTES IMPRO YEMEN T PL A N Ess. S EH� r DEMOLITION1. NO WETLANDS ARE LOCATED WI TH/N J100' OF THE PROPOSED WORK. f� Pr ' 2. PROPERTY LINE INFORMA TION TAKEN FROM A PLAN BY HA YWARD—BOYNTON & MLL/AMS, INC. Zyl ct Location EN777LED 'ALTA/ACSM SURVEY IN SALEM MASSACHUSETTS" REWSED THRU AUGUST 27, 2007 Site Improvement Plan s x o%NA, 3. TOPOGRAPHY TAKEN BY ELECTRONIC 10A TA COLLECTION METHOD. Y Drawn B . NPD t,. CROSS REFERENCE ~ 4. L OCA TION OF UNDERGROUND U77LI TIE.n HA VE BEEN TAKEN FROM THE BEST AVAILABLE INFORMA TION, Designed 8CAH 1000 Loring Avenue HOAEVER IT IS NOT WARRANTED THA T THE LOCATIONS ARE CORRECT, NOR THA T ALL UTILITIES ARE OWNER.- LORING TOWER ASSOCIA 7ES Checked By. BJM/ CAH Salem, Massachusetts, 01970 SHO W. I T SHAL L BE THE CON TRA TORS RESPONSIBIL I T Y TO NO TIFY DIG SA FE FOR THE L OCA 77ON OF DEED REFERENCE.- BOOK 5971 PA GE: 241 ALL UNDERGROUND UTILITIES PRIOR TO CONSTRUCT/ON Approved By. BJMI CAH .ASSESSORS MAP: 20 PARCEL: 7 �o L—� s ti 5. ALL BENCH MARKS SHOWN ON THIS PLAN ARE TO BE CHECKED FOR CONSISIFNCY BY THE / .,; ;R�� HA YWARD-BOYN'O/V' & WILLIAMS, INC. 4� y� , . ,�� Sh ee t CON TRA C TOP AN Y a " ` 6. HE PROPOSED WORKSISRNOANCIFS T L OCA TEID WI THIN US F EE ETHE 100 YEAR FL DOD PLAN AS DEPT TED ONY THIS FIRM PRIOR TO CONS TYUC THE ZONE- RESIDEN TIAL MUL T/ FAMILY (R3) Dole \°'a SUR 1/E>'ORS Cl I/lL ENGINEERS MARCH 4, 2008 T3 2 of .3 2 CI TY OF SALEM FLOOD INSURANCE RA! 7F MAP COMMUNITY PANEL NUMBER 250102 0005 B DATED SETBACK REQUIREMENTS F. 15' S.• 20' R: 30' o G4r60 COURT STREET TA UN TON, MA AUGUST 5, 1985. Scale.- !"--20' ass ,,G r� Tel:(508)822—9870 Fox.' (508)880—8891 /OA' B 1914 B/d �' C i ' ;I m 1000 _L ORING A VENUE SA L EM. MA SSA CHUSE TTS 0 19 70 MAP 21 PARCEL 1 BEAOWAW ON °V aiRB � �� EZf►-129.!2 (ASSLMlED) AOWA CF r •G to 0917VERI f�rs�N� ,_ �_ �- ZONING FF 135,gA1+c BEWWAW OH/N WRA9 1� �'`'"��' `� •�_ !� �! REV 10000 (Assr v) RESIDENTIAL MUL TI FA MIL Y R3 APPLICANT ;- _ , ;: :_ �� -- -_-- - \�y A SSESSORS RFFERENCE Loring Towers Associates � > f' i �`— \��'� c, AIMCO Equity Services, lnc. �. MA P., P ARCEL 7 6 �� MAP DEED REFERENCE g 1740 N Street, NW i' '�- ' , � � � ��- - . PARCEL. 7 Washington, DC 20036 .� AREA=9.2581 ACREs \ 1 BDOK 5971 PAGE Z41 VENUE F i MAP 13 PARCEL 1 ' OVERALL PLAN 0 20 40 80 160 FEET SCG/e.- 1"-80' 0 6 12 24 36 48 METERS i SHEETINDEX I i I , 'T f CR"A - I� AU y, CO VER SHEET J No.47 ITE IMP VEMENT PLA N 2 ��YCwt 81 �? S o Preoored for • G Loring Towers Associates % A/MCO Equity Services, Inc. DETAIL SHEET 1 32 1740 N Street, NW Washington, D. C. 20036 X. Prokct Location Site Improvement Plan (Cover) 1 Drown By NPD 1000 Lorin A venue Designed By CAH g Checked By BJM/ CAH Salem, Massachusetts, 01970 Approved By. B W/ CAH x `'SND , HA )"WARD—BO YN TON & WIL L IAMS, INC y Date. t�w SURVEYORS CI KL ENGINEERS Sheet T MARCH 24, 2008 Gn of J Sca/e: AS NOTED o�ss N6?`� 60 COURT STREET TA UN TON, MA ORA Te%(SOB)822 9870 Fox.�(5o8)880 8891 81914 B/'d I _ i � I I I f _ (6) PROPOSED LIGHT BOLLARDS REFER .TO ARCHITECTURAL PLANS ..._, • k • FOR DETAILS k ' X k 1 • .. • k V rC "V J, i • k , cm - _ : • k• CCS - " 1 PSC1 PSC CZ c k 18 RB r— 18 RB o 25 PT 25 PT k k • k k '" `• PROTECT EXISTING (2) PRUNE EXISTING k a k k k X k REMAIN T Y HDRANGEAS O EIN - - k k X ARBORVITAE HEDGE TO " • - � CL `*- k k k k x x �• x A HEIGHT OF 8'-0" - • _ k ,T_ x 0 - . k X •_ • • - x • X _ _ k k V O I k - Lo CZ k k oo k x-1'k k 1 GT • �•- .; • x ' ' 1 GT k o cL.3 r.0 20 JS O . • - k k - _ O • • 1 PS _ • • � cn CZ k k 14 HH • x • • 23 JS k k k' pnn a Cnn ,— k k O x x / • • - 20 HH k •k LJ ., -L CZ co G -. PLANTING BEDS W/ x • o k CD cn CO k k� k � a3 k 2 PINE BARK • • k — k • k MULCH TYP. Q o� • p' - - M � CO — •� • k .. , _ U W CL) � Ox r-- 0 O O x LAWN GRASSO O C/) C\i z CD ux O ` O o O N O x Ox 0LAWN GRASS O2 BNC X• x - x 2 BNC \• wx 1 BN a1 BN 6 PJM E x r-- O x x X x x O0 O x o o _ x x x O V o � X x a O o O x X , (n I X X , U M M Q a 00 00 N I PROTECT EXISTING CHERRY TRANSPLANT EXISTING 4 PC z o \ REE TO REMAIN LLJ OSEBAY E HEALTHY O 191 HN PJM PLANTING BEDS W/ 2 PINE Lr) s � � W RHODODENDRONS 17 IGC \ BARK MULCH TYP. / � L_ �2) v 61 is / X COUNTY REGISTRY OF C 117 HS DEEDS PLAN BOOK 126 PLAN 16 Q = PLANTING PLAN 20 HH _j Q SCALE: 1" = 10'-0" Q Z � Z GENERAL NOTES TRANSPLANTED PLANT MATERIAL GRAPHIC LEGEND oQ NOTES SHRUB SHAM"SAME J __j RELATION SHIP TO FINISHED GRADE AS IT 1. Existing Conditions information is reproduced from the 1. All contractors shall inspect site prior to bidding to verify existing conditions 2'HIGH LAWN GRASS BORE TO NURSERY OR FIELD GRADE survey produced by Hayward-Boynton WTlliams Inc. of for themselves. x PROTECT EXISTING TREE TO REMAIN 6'PREPARED TOPSOIL SHRUB SHAM BE PLANTED PLUMB AND REMAIN SO Taunton, MA. 2008. (ExcEPr o Isou►Tm ws,ISLArYPICA�L) AFS wA�►+GRAM AM T 2. Transplanted shlrubs shall be dug to ANSI Z60 1-1990 Standards and maintained SHRUBS WHICH SETTLE MORE THAN 1'AFTER TRANSPLANT (6) EXISTING �' COMPACTED OR UNDISTURBED s-0' PLANTING AND WATERING IN. 2- All contractors shall inspect site prior to bidding to verify to the standard of the American Association of Nurserymen. TRANSPLANT SUITABLE SUBGRADE OR existing conditions for themselves. ROSEBAY LAWN CRASS SATISFACTORY ORDINARY FILL. PRUNE SHRUBS AS DIRECTED BY THE LANDSCAPE ARCHr ECL REMOVE ALL DEADWOOD AND WEEDS. ccco PRUNE EXISTING ARBORVITAE HEDGE Y SETTLED BARK MULCH IN SAUCER 3 quantities Landscape ufftcient to complete the ly all planting shown onlant the RETRAIN PLANT SAUCER.3'CONTINUOUS NO SAUCER p planting TREE PRUNING / REMOVAL NOTES r WHERE SHRUBS OCCUR IN BEDS drawings. PEREHINIAL PLANT- b , + g + DECIDUOUS SHADE TREES INSTALL As FINISH GRADE 1. The Landscape General Contractor shall review the LOOSE OR CRACKED ROOTBALLS WLL NOT BE ACCEPTED 4. All plant material shall conform to the guidelines proposed work with the Landscape Architect in the field REMOVE ALL SYNTHETIC BURLAP a LACING COMPLETELY established by "The American Standard for Nursery Stock", prior to the commencement of work. Y PNE/NEMLOCK =: i"sr: CUT AND REMOVE BURLAP FROM TOP 1 OF ROOTBALL H ., BARK MUICi /3 published by the American Association Of Nurserymen, Inc. +++ (_ + j ORNAMENTAL ec FLOWERING TREES 12' ,� _ FINING� Mix: eACKFnL IN LOOSE tUFTS OF ANSI 260.1-1990 ,1 II"� _ IN. - e-e'DEPTH. TOP s'BACKFILL 1/3 LRAM,1/3 2 All tree removal and scrub growth removal yWM�TED RWATER E& T MO M SOU 5. All plants to be balled in burlap or container grown. No debris shall the disposed of off site. All stumps O O EVERGREEN SHRUBS COMPACTED OR U � 4DISTUD 24 HOURS AFTER PLANTING plastic burlap. are t0 be dam-stumped and shatl be treated with DECIDUOUS SHRUBS SUITABLE SUBGRADE OR MOUND OF SOIL IN CENTER OF PLANT PIT TO SUPPORT "Round Up to inhibit future regrowth. �O I I0 d�� SATISFACTORY ORDINARY FILL BALLAT REQUIRED ELEVA71ON 6. All plants to be approved by the Landscape 00 PERENNIALS �t'I COMPACTED OR UNDISTURBED SUITABLE Architect. 3. Protect all existing plant materials and grass to remain. P813FUL19ME BED SUBGRADE OR SATISFACTORY ORDINARY FILL Replace all damaged materials "to remain" with the some SEEDED LAWN L�►WN + NA GRASS n /�1L B 7. Stake location of all proposed plant material for approval size caliper and species. 1 L of Landscape Architect prior to commencement of planting. 4. Preparation of planting areas below existing GROUNDCOVER SCALE: N.T.S. SCALE: N.T.S. p g plant and selectively pruning trees shall consist of clearing cQ 8. The landscape contractor shall guarantee all O materials for one (1) full year from date of acceptance. and grubbing the surface materials, excavation of the L A N D S C A P E N O TES planting hole„ installation of shrubs, backfilling O with specifiedi planting mix, watering and re-seeding N • • • • • • • . - 9. Heal all construction scars with naturalized grass, lawn or of any constlruction scars. See detail located on this sheet. LOAM DEPTHS SHALL BE AS FOLLOWS: Q z mulch as indicated by drawings and/ or Landscape • 1'-0' LOAM DEPTH IN ISOLATED ISLANDS, Architect. 5. All selective (pruning of existing Arborvitae hedge A. LAWN AREAS - 6' ROLLED THICKNESS N O i— • - - - � LANDSCAPE PLAN be reviewed in the field by a Mass. certified arborist B. PLANT BEDS - 1 -0" LOAM DEPTH IN THE PLANTED LU — w • and the Landlscape Architect prior to the commencement AREA WITH 2RTI 0-/ J — HA ' MULCH. F- Q II O F- cc of work. The work will include trimming the trees to W high. Q U • - C. ISOLATED PLANTED ISLANDS - 1' - 0" LOAM DEPTH p C/) — J . 2'-0' LOAM DEPTH IN PLANT PIT, TYPICAL . SEE LANDSCAPE PLAN . NOTE CONTRACTOR MAY USE PLASTIC TREE GUYING CHAIN IF APPROVED BY LA. . . . . . . . . C-CHANNEL(SEE BELOW) C W . REINFORCED NEW RUBBER HOSE,BLACK 1/2'LD., O O WJBLE STRAND12 PLANT MATERIALS TO BE TRANSPLANTED (ON-SITE) E-4 OGA.WRE z ROOTBALL SYM. QTY. BOTANICAL NAME COMMON NAME SIZE REMARKS d U O PLAN VEW TREE � TRANSPLANTED SHRUBS (`!) 0 9 (f) NOTES TREE SHAM BEAR SAME RELATIONSHIP Z MFINISHED GRIT BORE TO ORIGINAL RM m 6 RHODODENDRON MAXIMUM ROSEBAY RHODODENDRON 5' MIN. MEET ANSI TRANSPLANTING STANDARDS DE BEFORE DIGGING TRUNK&SINGLE < C, ' N SHALL HAVE A�ACCEP70. PLANT MATERIAL LIST O IF DIRECTED BY LANDSCAPE ARCHITECT: o M;NSHAME BACK T E. RETAINING FADER. SYM. QTY. 80TMD & NMItE COMMON NpLME SIZE ROOT REMARKS114 SHAPE OF THE TREE NEVER GUT A LEADER c NOTE: 2'-o LOAM DEPTH IN TREE SHALL BE PLUMB. M�� PLANT PIT, TYPICAL SECURE TREE WRAPPING ABOVE FIRST BRANCH DECIDUOUS AND ORNAMENTAL TREES OCA _ 5 SEE LANDSCAPE PLAN 1'WIDE WHITE PLASTIC FLAGGING Tan TO BNC 4 BETULA NIGRA 'HERITAGE' HERITAGE RIVER BIRCH 10-12' B&B 3 STEM CLUMP TIGHT FOR FURTHER IPLANTiNG INFO. GUY �T BN 2 BENLA NIGRA 'HERITAGE' HERITAGE RIVER BIRCH 10-12' B&B SINGLE STEM SPECIMEN 'r•A v3 AL SEF SPEC:. 02480 PROVIDE 2 x 4 WOOD STAKES OR 11 GAUGE GT 2 GLEDi"SIA TRIACANTHOS 'SKYLINE' SKYLINE HONEYLOCUST � C-CHANNEL.FOR STAKING: 3 PER TREE 3 - 3 1 2' 6&B 8' HIGH BRANCHING g ROOT FLAB SEE LANDSCAPEDRILL TO ACCEPT GUY WIRE PRIME AND PCC 4 PYRUS CALLERYANA 'CHANTICLEER' CHANTICLEER PEAR 3 - 3 1/2' B&B 6' HIGH BRANCHING a CROYIN ISLAND SPECIFICATION PAINT BLACK. PLANT PINE BARK MIALCi, 71fP. p TRUNK WITH p,pROvgp TREE vow 1N7FH SOX PSC 2 PRUNUS SARGENTTI CL COLUMNAR SARGENT CHERRY 3 - 3 1/2" B&B SPECIMEN 6"+/ ABOVE CURB OVERLAP TO FIRST BRANCH REMOVE IMMEDIATELY PS 1 PRUNUS SARGENT'TI SARGENT CHERRY 3 - 3 1/2" B&B SPECIMEN -O LOAM UNDER ROOT BALL, MM. PRI R TO 1 YEAR GUARANTEE SHRUBS 12• 12" 10 MIL WEED PREVENTION Y SETTLED BART(MULCH IN SAUCER FABRIC SEE SPEC. PLANT SAUCER,3'CONTINUOUS HN 21 HYDRANGEA M. 'NIKKO BLUE' NIKKO BLUE HYDRANGEA 2 -3' CAN FINISH GRADECOMPACT INKBERRY n . IGC 17 (LDC GABR 'COMPACTA' 2 -3' CAN o z o II -. _ " _ CUT&REMOVE BURLAP FROM TDP 1/3 OF ROOTBALL �.�,y� JS 104 JUNIPERUS CHINEVSIS 'SARGE LII' SARGENT JUNIPER 16 -24' CAN rrrr .I PLANTING SOIL MDC BA DTH T e1 LOOSTHOROUGH ATE OF PJM 31 RHODODENDRON 'PJM' PJM RHODODENDRON 3 -4' GW �;:',�� •,;.,;. _ _ I — 6'-e'DEPTH.SETTLE wriH THOROUGH WATERING t• FOR CURB TYPE- SEE CIViL a _ _ [= TWICE IN FIRST 24 HOURS AFTER PLANTING RB 36 RHODODENDRON 'BOULE DE NEIGE' BOULE DE NEIGE RHODODENDRON 3 -4' CAN 3 MULCHED PLANT BED IN. — MOUND OF SOIL IN(ENTER OF PUNT PIT TO SUPPORT 'co PERENNIALS BALL AT REQUIRED ELEVATIONHH HEMEROCAWS 'HAPPY RETURNS HAPPY GROUNDCOVER DAYULILYS TYPICAL ISOLATED LOAM DEPTHS OUS DEC®UTIO PL ANTING AND STAKING HS 117 HEMERDCALLIS 'STELI,A D'ORo STELLA D'ORONDAYLILLYs #1 POT YELLOW #1 POT ORANGE SCALE:N.T.S. SCALE: N.T.S. PT 50 PACHYSANDRA TERMINALIS PACHYSANDRA #1 FLATS I 1 FLAT 100 PT •o a N �'Ch� 121A Decision 6 • e 4' 5i w CITY OF SALEM, MASSACHUSETTS Kimberley Driscoll Mayor July 30, 2013 Mr. Aaron Gornstein, Undersecretary Commonwealth of Massachusetts Department of Housing and Community Development 100 Cambridge Street Boston, MA. 02114 Re: Loring Towers Salem Preservation Association Limited Partnership M.G.L Chapter 121 A Approval Dear Undersecretary Gornstein: Please accept this letter as my certificate of approval as Mayor of the City of Salem for the M.G.L. Chapter 121 A approval requested by Loring"rowers Salem Preservation Association, Limited Partnership. My conclusion is based upon the findings of the Salem Planning Board dated June 24, 2013 and an Order of the City Council dated July 18, 2013, following a joint hearing of the Planning Board and the City Council on May 15, 2013. Copies of the findings of the Salem Planning Board and Order Of the City Council are enclosed for your reference. In accordance with the applicable provisions of M.G.L. Chapter 121 A, the Planning Board and City Council sent copies of the findings and Order by certified mail to all persons who were notified of the hearing. Respectfully, �(A Kimberley Driscoll Mayor Cc: Ms. Carol Wolfe, Manager, DHCD Office of Sustainable Communities Christine McClave, Esq., DI ICD Deputy General Counsel Salem City Hall—93 Washington Street—Salem, MA 01970-3592 Ph. 978-745-9595 Fax 978-744-9327 f CITY OF SALEM PLANNING G�Ne G B OARD MEMORANDUM Date: .June 23, 2013 To: Salem City Council From: Salem Planning Board 12e: Summary of Findings and Recommendation for the MGL Chapter 121A Application of Loring Towers Salem Preservation Limited Partnership On 6lay 15, 2013 a joint public hearing of the Salem City Council and Salem Planning Board was held to consider the application for approval of a tM.G.L. Chapter 121A designation for LORING TOWERS SALELM PRESERVATION ASSOCIATES, LIMITED PARTNERSHIP and for approval of a 10-year extension from property taxation under Section 10 of Chapter 1_11A, with the applicant maintaining an option to terminate such exemption after the First fifteen (15) years, for the property located at 1000 LORING AVENUE. The Salem Planning Board's discussion on this application was continued at the May 16, 2013 and June 6, 2013 regular meetings. The Salem Planning Board deliberated and voted on this application on June 20, 2013. In consideration of the Findings below, the Salem Planning Board voted to approve the Chapter 121A application. All rite members present voted in favor, with a 8-0 vote in favor (Mr. Puleo (Chair), Mr. Ready (Vice Chair), itis. Sides, Mr. \1cCabe, Mr. George, Mr. Anderson, bfr. Rieder, and Ms. Yale) and none opposed. Pursuant to M.G.L. Ch. 121A 5 6, the Salem Planning Board, after careful consideration of the evidence presented at the public hearing, and after thorough review of the application submitted, makes the following ftnclings: 1. The proposed project area is qualified under the statutory definition of a "blighted open," "decadent" or"substandard" area established in-Section t of Chapter 121A. 'Che Salem Planning Board has determined that the Loring Towers development was constructed in 197:T to address a blighted, open and substandard area on Loring Towers Road in Salem, nn a difficult to develop site with substantial ledge. At the time of the development, the property remained largely undeveloped and the Physical aspects of the property were hot], unattractive and made conventional development too costly. Over the years, the 250 unit mtdtifamily complex on the site has experienced the degradation of aging high energy costs, and heavy use from the families who have lived there over the d0 tsar period since original constnhction. Capital needs studies have shown that the building continues to require substantial investment, for basic infrastnhcture as well as for the rehabilitation of the interior of apartment units on turnover. Due to the inability to raise rents or to increase mortgage proceeds from the property for capital needs as a result of the multiple restrictions which encumber the property, it is critical to the preservation of this affordab(c housing resource and rhe prevention of blight and substandard conditions on the site and in the , affordable dble neighborhood that the assistance of Chapter 121A be provided to the project. "I1�e owner has diligently pursued public and prrcate sources ofaffordable housing funds to address the blight created by inodeyuntI project capitalization, but Chapter 121A status is essential to these efforts m prevent blighted :md substandard project comL'rions. "Chcrefore, the Salem Planning Board finds that all of the above tactors qualih' the project uh meet the statutory purpose and intent nF the definition oFa "blighted open,,, :•decadent" or "substandard t a tc:i. 1 20lVn,tunr,rn:u Srawi<'r, SnWHI.sm—r; 01070 . ' ra.: 978.715.9595 Fm: 978.740.040-F . wtvwsni.eai.,tn.0 City of Salem Planning Board Decision— 1000 Loring Avenue Page 2 of 2 2. The project is not in contravention of any zoning, subdivision, health or building ordinance or by- law or the rules and regulations of the City of Salem (the "City"). The project is in conformance with local zoning, subdivision, health or building orchnances, by-law and rules and regulations of the City. 3. The project does not conflict with the City's master plan, or if there is no master plan, with a local or regional plan, as appropriate. The Salem Planning Board finds that the project is in compliance with the planning goals and objectives of the City, as a much needed affordable housing resource for the City, and as an anchor of stability to prevent blight and decay in the surrounding neighborhood. The financial stability of the project will be supported with the consistency of the payment formula under Chapter 121A agreement; the City will benefit financially as well, by sharing through the statutory formula in rental increases permitted by the affordable housing restrictions, and avoiding the need to have annual negotiations, and, potentially, time-consuming and costly annual appeals of real estate tax assessments. Specifically,The City of Salem blaster Plan Update and Action Plan 1996 (the"1996 Plan'),provides on page 31, that a goal of the City is to "preserve the current level of subsidized housing." The 1996 Plan also indicates on page 8 that "every effort must be taken to keep up the appearance of neighborhood public spaces and the condition of private housing." The City of Salem Five Year Consolidated Plan, published on May 12, 2010 (the "Five Year Plan"), identifies in Section IV.A-6 the high cost of housing as the "greatest problem to homeowners and renters alike." hh Section V of the Five Year Plan, the City promulgates several Housing Objectives, including"Preserv[ingj the City's existing affordable housing." A key strategy for meeting this Objective is the City's ability to remove barriers to affordable housing,as explained in Section V.E of the Five Year Plan. The Chapter 121A designation will allow the City to use one of its strategics to meet its housing objective. By approving a 12[A designation, the City will be removing ;t barrier to affordable housing, which, in turn, will allow the Applicant to preserve and maintain 250 units of affordable housing. The preservation and maintenance of this privately owned affordable housing is key to the City as demand for affordable units remains high. J. The project is not detrimental to: a. the best interests of the public or City; b. the best interests of public safety and convenience;or c. consistency with the most suitable development of the City; I. Salem planning Board has determ , P ined that the project will further the best interests Of tile public blic and the City by providing nutclh needed, safe and decent affordable housing to families, through the support provided by the predictable amount of taxes payable under Chapter 12IA, as well as providing a prediCtabie source of tax revenue for the City, and participation in any increase in rental income under the statutory formula of Chapter 121A. 5. The project constitutes a public use and benefit; and The Salem Planning Board determines that the project uhects this criterion by supporting x much needed affordable housing development, and will benefit the surrounding neighborhood by enabling the project to address the maintenance and capital needs of the project notwithstanding the limitations on rental income Created by the of fordable housing restrictions held by the Cityand federal and state governments. 6. No relocation of residents is required since the ongoing maintenance and capital repairs programs beim; undertaken by the Applicant are being performed with tenants in place. CITY OF SALEM � � J �� tiisaw In City COUncil,Apri125, 2013 Ordered: That City Council approve the Chapter 121 A designated for Loring Towers Salem Preservation Associates, Limited Partnership effective upon the expiration of the current 121A designation, which expires on March 26, 2013, and approve a 25-year extension to the initial 15- year period of exemption from property taxation under Section 10 of Chapter 121 A, based upon the significant and long term affordable housing restrictions that encumber the Project subject to approval of the Massachusetts Department of Housing and Community Development. Be it further Ordered, that the Mayor be authorized to enter into the 121 A Agreement on behalf of the City. in City Council April 25, 2013 Received after the deadline of Tuesday noon under suspension of the rules Motion to schedule a joint public hearing with the Planning Board was adopted A joint public hearing was held on May 15, 2013 Referred to the Planning Board for their recommendation In City CouncilrJune 27, 2013 Planning Board recommendation held until the next meeting In City Council July 18, 2013 Adopted by roll call vote of 11 yeas, 0 nays, 0 absent A motion for immediate reconsideration in the hopes it would not prevail was denied. Approved by the Mayor on July 22, 2013 ATTEST: 27A.�2E NTE CITY CLERK Commonwealth of Massachusetts DEPARTMENT OF HOUSING & COMMUNITY DEVELOPMENT Deval L.Pauick.Governor ♦ Aaron Gon=in,Unde reEary October 11, 2013 4°*Z 0071�� ®. The Honorable Kimberley Driscoll �oFp Q�3 Mayor ry � �V'GB City Hall, 93 Washington Street Salem, MA 01970 taFM Loring Towers Salem Preservation Limited Partnership c/o AIMCO Equity Services, Inc. 4582 Ulster Street, Suite 100 Denver, CO 80237 ATTN: Dodge McCord RE: Loring Towers Salem Preservation Limited Partnership—M.G.L. Chapter 121A Dear Mayor Driscoll and Mr. McCord: The Department of Housing and Community Development (the Department) is in receipt of your application (received on April 18,2013) for approval of the Chapter 121A status for Loring Towers Salem Preservation Limited Partnership. The project, located at 1000 Loring Towers Road, involves the preservation and maintenance of one 11-story building with 250 units of affordable housing, community space and large outdoor grounds with picnic tables, a playground, and outdoor basketball and tennis courts. The project will continue to be subject to affordable housing restrictions held by MassHousing and by the Commonwealth. The Department has received documentation indicating that a joint public hearing was held by the City Council and Planning Board on May 15,2013. The required local approvals for this project were obtained from the Mayor, City Council and Planning Board. The Planning Board made the following determinations which were accepted by the City Council: 1. The project site is qualified as a blighted open, decadent or substandard area; 2. The project is not in contravention of any zoning, subdivision, health or building ordinance by-law or the rules and regulations of the City; 3. The project is a much needed affordable housing resource and is in compliance with the City's planning goals and objectives; 4. The project is not detrimental to the best interests of the public or city;the best interests of public safety and convenience; or consistency with the most suitable development of the City; 5. The project constitutes a public use and benefit; and 6. No relocation of residents is required since the ongoing maintenance and capital repairs being undertaken are being performed with the tenants in place. 100 Cambridge Street, Suite 300 w .mass.gov/dhcd Boston,Massachusetts 02114 ' 617.573.1100 The Department, in accordance with Section 6 of Chapter 121A, as amended, makes the following findings: 1. Conditions exist which warrant the implementation of the project; 2. The costs of the project will be practicable; and 3. The preservation and maintenance of the project will not be in contravention of any zoning, subdivision, health or building ordinances or by-laws or rules and regulations of the City, or of any municipal board, in effect in the location of the project or of the standards fixed by the Department under Section 4 of Chapter 121A. The Department is pleased to approve your project and application for Chapter 121A status for the Loring Towers Salem Preservation Associates Limited Partnership. The 121 A Agreement has a term of 40 years. The effective date is March 27, 2013 and expires on March 26, 2053. We look forward to the successful implementation of this project. Sincerely, 4o�orns m Undersecretary cc: Senator Joan B. Lovely Representative John D. Keenan Lynn Duncan,Director, Department of Planning and Community Development Deborah Jackson, Director of Assessing Ethan J. Ceplikas, Esq.Nixon Peabody LLP REGULATORY AGREEMENT Loring Towers Salem Preservation Limited Partnership Chapter 121A Project This Regulatory Agreement(the "Agreement") is made as of the 27th day of March, 2013, by and between LORING TOWERS SALEM PRESERVATION LIMITED PARTNERSHIP, a Massachusetts limited partnership organized under General Laws Chapter 109 and subject to General Laws Chapter 121A ("Chapter 121A") as amended to date (the "Partnership"), and the MASSACHUSETTS DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT ("DHCD"), acting hereunder pursuant to Chapter 121 A, as amended, of the Massachusetts General Laws (except as otherwise stated herein, this statute, not including Chapter 121B, is hereinafter referred to as "Chapter 121A"). Collectively, the Partnership and DHCD are hereinafter referred to as the "Parties." PRELIMINARY STATEMENT The approval of the Partnership's application for the Chapter 121A project described below(the "Application") was issued by DHCD on April 26, 2013. NOW, THEREFORE, the Partnership agrees, for itself and its successors and assigns, with DHCD as follows: (1) Description of Project. The Project is located on a 9.265 acre parcel at 1000 Loring Towers Road in Salem, Massachusetts, and consists of one high-rise building providing 250 units of housing for low and moderate income households. The Project was originally approved under the provisions of Chapter 121A, which approval expired on March 26, 2013 ("Prior 121A Approval"). Pursuant to the Application, the Partnership has secured approval of the Project under Chapter 121A for a new term of forty (40) years, with the Partnership maintaining an option to terminate this Agreement fifteen years from the date hereof. (2) Current Status. The construction of the Project was undertaken upon issuance of the Prior 121A Approval. The Project has been rehabilitated by the Partnership, which is continuing its ownership and operation as affordable housing as described herein. (3) Financing, Mortgages. The Project has been financed through three mortgage loans from the Massachusetts Housing Finance Agency ("MassHousing"), a subordinate loan form MassHousing under the Affordable Housing Trust Loan Program, tax exempt bond financing issued by Mass Development, and deferral of development fees as more particularly set forth in Section 9 and Appendix 8 of the Application. Subject to the provisions of Chapter 121A, any and all subsequent debt financing(s) or refinancing(s), whether secured or unsecured, of the Project, in whole or in part, and syndication(s), or resyndication(s) of Partnership interests in the Partnership, shall be subject to the prior approval of DHCD, which approval shall not be unreasonably withheld or delayed. No mortgages in connection with the Project shall be granted and/or recorded without the prior approval of DHCD, except for any mortgages to secure the financing described herein. 14368833.3 (4) Separate Accounts: Expenditure of Project Income. The Partnership shall keep its financial accounts for the Project separate and apart from any other activities conducted by the Partnership and shall not expend income derived therefrom other than as described in Chapter 121A upon or for the benefit of any other of its activities. (5) Return Restrictions. (a) Return Restriction During MassHousing Loan Term. Pursuant to Section 18C of Chapter 121A, for so long as the Project is financed by mortgage financing provided by the MassHousing (the"MassHousing Financing"), the Owner will not be subject to the limitation on dividends set forth in clause (e) of said Section 18C, but rather shall be subject to MassHousing's limited dividend requirements: in particular, during the term of the MassHousing financing, the Owner's dividend is restricted to the percentage of Owner's equity in the Project, which at the time of closing the MassHousing Financing was ten percent (10%). (b) Alternate Return Restriction. During such period as the Project is subject to Chapter 121A and the provisions of Section 5(a) above are not applicable thereto, the general partner and limited partners of the Partnership shall not receive or accept as net income from the Project any sum in excess of eight percent(8%) of the amount invested by them in the Project for each calendar year or parts thereof in which they own or have owned an interest in the Project, except that, if in any such year or part thereof, they have so received a sum less than the aforesaid eight percent (8%), they may so receive in a subsequent year or years additional sums not exceeding the aggregate such deficiency ("Permitted Distributions"). (c) Timing of Permitted Distributions. Permitted Distributions shall be made pursuant to this provision, commencing in May of the calendar year after the date of this Agreement and in the same month during each successive calendar year in which this Agreement is in force and effect, only if by the end of April of each calendar year, the Partnership shall, by notice to DHCD, certify that: (i) the Partnership has paid all amounts due and payable in connection with the approved financing and Sections 10 and 6A of Chapter 121A; (ii) the Partnership is current within 60 business days on other accounts due and payable; (iii) the Partnership has corrected or reserved adequate funds to correct all physical Project deficiencies identified in any notices or inspection reports issued by any federal, state or local governmental body; and (iv) the Partnership has deposited all amounts required by its mortgagees and limited partners to be deposited in the reserve fund for replacements accompanied by a statement evidencing all deposits in such reserve fund. Notwithstanding, the foregoing to the contrary, in the event DHCD reasonably determines at any time that the Project has physical deficiencies to be corrected or remedied, DHCD, by notice to the Partnership, may prohibit any distributions of any kind to the general partner or limited partners until such deficiencies have been corrected or remedied to DHCD's reasonable satisfaction. (d) Additional Matters. In the event in any calendar year or part thereof the general or limited partners of the Partnership receive or accept as net income a sum in excess of the before-mentioned Permitted Distributions, as determined by DHCD, upon receipt of notice from DHCD (which notice must be received by the Partnership within 18 months of the distribution in question to be of any force or effect), the general partner shall repay an equivalent sum plus interest to the Partnership or, at the sole election of DHCD, the Partnership, upon 74368833.3 _ 2 _ receipt of notice, shall expend an equivalent sum plus interest, as directed by DHCD, for the purposes as set forth in Chapter 121A, Section 15. Nothing contained in this Section shall be applicable to the distribution of profits from the sale of the capital assets of, or general or limited partner interest in, the Partnership. This Section shall be in force and effect until this Agreement and Chapter 121A are no longer applicable to the Partnership. (6) Use Restriction. The Partnership shall operate the Project in compliance with the tax credit regulatory agreement under the Section 42 low income tax credit program, and in accordance with the other affordable housing restrictions applicable to the Project as described in the Application. Notwithstanding the expiration or earlier termination of the Chapter 121 A status of the Project, the provisions of, and the Partnership's covenants and agreement and DHCD's rights under this Section 6 shall survive such expiration or termination and be enforceable by DHCD. (7) Urban Redevelopment Excise Tax: 6A Pam. In consideration of the exemption of the Partnership and all its real and personal property from taxation and from betterments and special assessments and from the payments of any tax, excise or assessment to or for the Project, it shall pay the excises with respect to the Project which a Chapter 121A entity would be bound to pay under the formulae and provisions set forth in Section 10 of Chapter 121A and those payments to the City, as set forth in the Partnership's 6A Contract with the City, any amendments thereto or any new 6A Contract("6A Contract'). (8) Term of Agreement. This Agreement shall remain in effect for a period of forty (40) years after the date hereof, provided, however,that the Partnership shall have the option to terminate this Agreement fifteen years from the date hereof(the"Termination Option Date"), by providing written notice of its election to terminate this Agreement to DHCD at least six (6) months prior to the Termination Option Date (the "Termination Option"). After expiration of the Agreement or termination pursuant to the Termination Option, neither the Project nor the Partnership shall thereafter be subject to the obligations of Chapter 121A nor enjoy the rights and privileges thereunder, nor be subject to the terms, conditions and obligations of this Agreement as provided for in Chapter 121 A. (9) Project Transfer: Voluntary Transfers of Partnership Interests, Capital Stock and Beneficial Interests: Involuntary Transfers of Partnership Interests, Condominium or Cooperative Form of Ownership. (a) Project Transfers. If the Partnership and/or the mortgage lender or lenders to the Partnership propose, acting either under the provisions of Chapter 121A, Section 11 (third and last paragraph) or under Chapter 121A, Section 16A, to sell, convey, exchange, give or otherwise transfer (collectively, "transfer")the Project, in whole or in part,to another Chapter 121A entity or entities, this Agreement shall upon the prior approval of such transfer(s) and the transferee(s) by DHCD and at the option of DHCD, be terminated or amended and a new Regulatory Agreement pursuant to Chapter 121 A, Section 18C, shall be entered into between DHCD and such transferee or transferee(s). Notwithstanding any transfer under Chapter 121 A, Section 16A, the Partnership acknowledges and agrees that the Project and the transferee or transferees shall remain subject to the Amendment,this Agreement and Chapter 121 A. 14368833 3 - 3 - (b) Voluntary Transfers of Partnership Interests, Capital Stock and Beneficial Interests. The Partnership and its general and limited partners shall not voluntarily transfer, assign, convey or sell, or in any manner hypothecate any partnership interest in the Project at any time without the prior consent and approval of DHCD, and as a condition to any request to permit a transfer of any such partnership interests it shall cause such proposed transferee or assignee to enter into a written agreement in form and content satisfactory to DHCD, wherein such transferee or assignee agrees to assume and/or be bound by the terms and conditions of this Agreement. Any and all changes of the general and limited partners of the Partnership or their respective partnership interests are subject to DHCD's prior approval. The general, partner shall not permit the transfer of any of its membership interests without the prior consent and approval of DHCD. Notwithstanding any provision to the contrary herein, (1)the admission to the Partnership of a corporation or other entity controlled by the syndicator as a general or limited partner in the Partnership (the "Investor Special Partner"), (2) subsequent transfers of interests in such limited partners or Investor Special Partner, (3)transfers among limited partners or by a limited partner to an entity related to such limited partner, and (4) any transfer of limited partnership interests that does not exceed in the aggregate 49% of such limited partnership interests shall each constitute a conveyance of an interest in the Project that is permitted without DHCD's consent under this Agreement and Chapter 121 A. (c) Involuntary Transfer of Partnership Interests. Any transferee or person or entity succeeding to the rights and obligations and interest of the general partner of the Partnership in the Project by operation of law, testamentary disposition, intestacy, or otherwise shall be deemed to have consented and agreed to be bound by the terms, covenants and conditions of this Agreement. (d) Condominium or Cooperative Form of Ownership. The Partnership shall take no action to convert the Project or any part thereof to either a condominium or cooperative form of ownership under applicable law, which shall constitute a fundamental change in the Project, without the prior approval of DHCD in accordance with Chapter 121 A. (10) Accounts, Records and Books: Access by DHCD Representatives; Financial Reports: Statements, etc. The Partnership agrees that it will: (a)maintain full and accurate accounts, records and books relative to the Project conforming to general accepted accounting principles; (b) grant to the employees or representatives of DHCD and the City at all times during normal business hours access to such of its accounts, records and books as relate to the Partnership's obligations under this Agreement, and Chapter 121 A, as now or may be in the future amended; (c) permit DHCD and the City, or their approved accountants or auditors, to make periodic audits of the Partnership's accounts and financial records at the Partnership's expense, which shall at all times be available in the Commonwealth of Massachusetts; and (d) furnish to DHCD such financial, operating, statistical and other reports, records, statements and documents on a uniform and consistent basis as may periodically or on a one time basis be required by DHCD and copies of contracts entered into by the Partnership, or other documents in the possession of the Partnership, as DHCD may from time to time require in connection with the Partnership's obligations under this Agreement and Chapter 121 A. (11) Compliance with Applicable Laws, Codes, Ordinances and Regulations. The Partnership shall cause the Project to be in compliance with this Agreement and all zoning, 14368833.3 - 4 - building, health, and fire laws, codes, ordinances and regulations in effect in the City and applicable thereto. (12) Project Maintenance and Management. The Partnership shall, at its own cost and expense, keep, operate and maintain its interest in the Project, or cause it to be kept, operated and maintained in good repair, order and condition at all times during the term of this Agreement. The Partnership may manage the Project itself, or employ an independent contractor to undertake such management. (13) Project Changes. Any and all material changes, deviations, alterations, or additions proposed to be made to the Project from and after the date of this Agreement shall be subject to prior review and approval by DHCD, which approval shall not be unreasonably withheld or delayed. (14) Non-Discrimination. The Partnership shall not effect or execute any covenant, agreement, lease, or other instrument whereby the Project or any part thereof is restricted on the basis of race, color, sex, sexual preference, religion, or national origin in the lease or occupancy thereof or employment therein. (15) Notices; Communications. Any notices, reports, statements, requests, approvals, consents, waivers or other communications required or desired to be given or furnished pursuant to this Agreement shall be in writing with copies directed, as indicated below, and shall be hand- delivered or may be made by depositing the same in the United States mail, first class postage prepaid. If such notice is to be to DHCD,the address is: Massachusetts Department of Housing and Community Development 100 Cambridge Street, Suite 300 Boston, MA 02114 Attn: Office of the Chief Counsel If addressed to the Partnership, the general or limited partners, the address is: Loring Towers Salem Preservation Limited Partnership c/o-AIMCO Equity Services, Inc. 4582 S Ulster Street, Suite 100 Denver, CO 80237 Attn: Dodge McCord with a copy to: Nixon Peabody LLP 100 Summer Street Boston, MA 02110 Attn: Jeffrey W. Sacks, Esq. Any party may change its respective address by giving written notice to the others in accordance with this Section. 14368833.3 - 5 - (16) Non-Recourse. Notwithstanding any contrary provision hereof, this Agreement shall be made without recourse to the personal assets of the general or limited partners of the Partnership, excepting only their respective interests in the Project. In no event shall any general or limited partner of the Partnership have any personal liability for the payment of any sum of money or the performance of any obligation which may become payable or required by the Partnership hereunder and DHCD agrees to look only to the assets of the Partnership for any such payment or performance. (17) Agreement Binding on Successors and Assigns. The respective provisions of this Agreement shall be binding upon, and shall inure to the benefit of the successors and assigns of the Partnership, the general partner,the limited partners and the public body or bodies succeeding to the interests of DHCD. (18) Enforcement. DHCD may enforce compliance with any of the provisions of this Agreement or any of its rules and regulations by an action in a court of appropriate jurisdiction. The Partnership shall pay to DHCD all reasonable costs and expenses, including attorneys' fees, which may be incurred by DHCD in proceedings brought to enforce compliance, to the extent DHCD prevails. (19) Table of Contents, Titles to Sections. The Table of Contents and titles of the several 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. (20) Execution of Agreement: Counterparts. Registration/Recordation. This Agreement shall be executed in such form as will enable registration and/or recordation and may be executed in several counterparts, each of which shall be an original and all of which together shall constitute one and the same agreement. The parties further agree that this Agreement shall be recorded with the Southern Essex District Registry of Deeds. (21) Severability. If any term or provision of this Agreement, or the application thereof to any person or circumstance, shall to any extent be invalid or unenforceable,the remainder of this Agreement, or the application of such terms to persons or circumstances other than those to which it is invalid or unenforceable, shall not be affected thereby, and each term and provision of this Agreement shall be valid and enforced to the extent permitted by law. [Remainder ofpage intentionally left blank.] 14368833 3 - 6 - l EXECUTED as a sealed instrument as of the day first above written. LORING TOWERS SALEM PRESERVATION LIMITED PARTNERSHIP, a Massachusetts limited partnership By: AIMCO/Salem Preservation GP, LLC, a Delaware limited liability company, general partner By: AIMCO Equity Services, Inc., a Virginia corporation, member By: Name: Al 4k rarol Title: Ll COMMONWEALTH OF MASSACHUSETTS, ACTING BY AND THROUGH THE DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT By: Vd Na e; /O r G /7 Title: it Pte serAe&V J 143688333 [Signature Page to Regulatory Agreement] ST TE OF CC Q�B etJ On this /8!iay of 2013, before me, the undersigned notary public, personally appeared � e p,en proved to me through satisfactory evidence of identification, which was 11✓�+vyru—, to be the person whose name is signed on the preceding or attaghed document, and acknowledged to me that he signed it voluntarily for its stated purpose, as reS d w>fbf AIMCO Equity Services, Inc., member of AIMCO/Salem Preservation GP, LLC, general partner of Loring Towers Salem Preservation Limited Partnership. GAIL D. COALSON Notary Public -NOTARY PUBLIC STATE OF COLORADO [Seal] ID#20044005473 My Commission Expires 2117/2016 /�� COMMONWEALTH OF MASSACHUSETTS ,iA/A County, ss. On this // da of 2013, before me, the undersigned notary public, personally appeared 9n ayo7ra+/11 the�of The Commonwealth of Massachusetts acting by and through the Department of ousing and Community Development, proved to me through satisfactory evidence of identification, which was (a current driver's license) (a current U.S. passport)Lmv personal knowledge of the idents of the pri 1 , to be the person whose name is signed on the preceding or attached document, and acknowledged to me tha�igned it voluntarily, in such capacity, for its stated purpose. 164 Notary Public My commission expires: BERTHA MORIN Notary Public Commonwealth of Massachusetts Ulf My Commission Expires February 27,2015 143688333 (Signature Page to Regulatory Agreement] r EXHIBIT A Legal Description [See attached] 143688333 LEGAL DESCRIPTION THAT CERTAIN PARCEL OF LAND SITUATE IN SALEM, ESSEX COUNTY, MASSACHUSETTS, SHOWN ON A PLAN DATED MARCH 2, 1972,REVISED DECEMBER 6, 1972, HEREINAFTER REFERRED TO, BOUNDED AND DESCRIBED, ACCORDING TO SAID PLAN,AS FOLLOWS: BEGINNING AT A POINT IN THE NORTHERLY SIDELINE OF LORING AVENUE AT A CORNER OF STONE WALLS AT LAND OF THE TOWN OF SWAMPSCOTT; THENCE THE LINE RUNS BY THE LAND LAST NAMED ALONG A STONE WALL NORTH 720 15' 27"WEST THIRTY-ONE AND 84/100 (31.84) FEET TO A DRILL HOLE IN THE WALL AT THE LAND OF TRUSTEES OF LORING HILLS ASSOCIATES TRUST; THENCE RUNNING BY THE LAND LAST NAMED NORTH 720 21' 48" WEST TWO HUNDRED FIFTY-ONE AND 20/100 (251.20) FEET TO A POINT IN A STONE WALL AT LAND OF THE TOWN OF SWAMPSCOTT; THENCE BY LAND LAST NAMED ALONG SAID STONE WALL NORTH 620 26' 47" WEST SEVENTY-FOUR AND 11/100 (74.11)FEET TO LAND OF THE TRUSTEES OF LORING HILLS ASSOCIATES TRUST; THENCE RUNNING BY THE LAND LAST NAMED, BY THE FOLLOWING SEVEN (7) COURSES AND DISTANCES: NORTH 140 22' 13"EAST FOUR HUNDRED THIRTY-FOUR AND 39/100 (434.39)FEET; NORTH 740 07' 51"EAST THREE HUNDRED FORTY-TWO AND 62/100 (342.62)FEET; SOUTHEASTERLY BY A CURVE TO THE LEFT WITH A RADIUS OF 230.00 FEET,AN ARC DISTANCE OF EIGHTY-SIX AND 21/100 (86.21)FEET; SOUTH 710 32' 25"EAST THREE HUNDRED EIGHTY(380)FEET; SOUTHEASTERLY BY A CURVE TO THE RIGHT WITH A RADIUS OF 210.00 FEET, AN ARC DISTANCE OF TWO HUNDRED TWO AND 3 1/100 (202.31) FEET; SOUTH 16' 20' 30" EAST FORTY- FOUR AND 85/100 (44.85)FEET; SOUTHEASTERLY BY A CURVE TO THE LEFT WITH A RADIUS OF 25 FEET AN ARC DISTANCE OF THIRTY-SEVEN AND 02/100 (37.02) FEET TO A POINT IN THE NORTHERLY SIDELINE OF LORING AVENUE; THENCE RUNNING BY LORING AVENUE SOUTH 780 48' 32" WEST ONE HUNDRED TEN AND 45/100 (110.45)FEET TO A POINT IN A STONE WALL; THENCE RUNNING ALONG LORING AVENUE BY SAID STONE WALL BY THE FOLLOWING TEN (10) COURSES AND DISTANCES: SOUTH 780 48' 32" WEST ONE HUNDRED FIFTY-THREE AND 74/100 (153.74) FEET; SOUTH 730 01' 12"WEST THIRTY-FOUR AND 90/100 (34.90) FEET; SOUTH 670 58' 35"WEST ONE HUNDRED THIRTY-TWO AND 64/100 (132.64) FEET; SOUTH 51° 01' 02"WEST FORTY-TWO AND 68/100 (42.68) FEET; SOUTH 570 36' 20" WEST FORTY-SIX AND 94/100 (46.94) FEET; 1 SOUTH 62' 51' 11" WEST FIFTY-EIGHT AND 41/100 (58.41) FEET; SOUTH 70' 34' 47"WEST TWENTY-FOUR AND 73/100 (24.73)FEET; SOUTH 56' 42' 28" WEST SEVENTY-ONE AND 04/100 (71.04)FEET; SOUTH 63' 22' 52" WEST SEVENTY-THREE AND 38/100 (73.38) FEET; AND SOUTH 85' 46' 04"WEST TWENTY-FIVE AND 17/100 (25.17) FEET TO THE POINT AND PLACE OF BEGINNING. CONTAINING 9.2650 t ACRES,ACCORDING TO SAID PLAN. BEING THE PARCEL MARKED "AREA 9.2650 t ACRES"ON A PLAN ENTITLED "PLAN OF LAND IN SALEM, PREPARED FOR TRUSTEES OF LORING HILLS ASSOCIATES TRUST" SCALE : 1' =40', DATED MARCH 2, 1972, REVISED DECEMBER 6, 1972, BY ESSEX SURVEY SERVICE, INC., RECORDED WITH THE ESSEX SOUTH DISTRICT REGISTRY OF DEEDS IN PLAN BOOK 126, PLAN 16. Also described as: BEGINNING AT A POINT IN THE NORTHERLY SIDELINE OF LORING AVENUE AT A CORNER OF STONE WALLS AT LAND OF THE TOWN OF SWAMPSCOTT; THENCE THE LINE RUNS BY THE LAND LAST NAMED ALONG A STONE WALL N 72015'27" W THIRTY ONE AND 84/100 (31.84)FEET TO A POINT IN THE WALL AT LAND OF TRUSTEES OF LORING HILLS ASSOCIATES TRUST; THENCE RUNNING BY THE LAND LAST NAMED N 72021'48" W TWO HUNDRED FIFTY ONE AND 20/100 (251.20) FEET TO A POINT IN A STONE WALL AT LAND OF THE TOWN OF SWAMPSCOTT; THENCE BY LAND LAST NAMED ALONG SAID STONE WALL N 62026'47" W SEVENTY FOUR AND 11/100 (74.11)FEET TO LAND OF THE TRUSTEES OF THE LORING HILLS ASSOCIATES TRUST; THENCE RUNNING BY THE LAND LAST NAMED, BY THE FOLLOWING SEVEN(7) COURSES AND DISTANCES N 14022'13"E FOUR HUNDRED THIRTY FOUR AND 39/100 (434.39) FEET;N 74'07'51" E THREE HUNDRED FORTY TWO AND 62/100 (342.62) FEET; SOUTHEASTERLY BY A CURVE TO THE LEFT, WITH A RADIUS OF 230.00 FEET,AN ARC DISTANCE OF EIGHTY SIX AND 21/100 (86.21) FEET; S 71032'25"E THREE HUNDRED EIGHTY (380.00) FEET; SOUTHEASTERLY BY A CURVE TO THE RIGHT, WITH A RADIUS OF 210.00 FEET, AN ARC DISTANCE OF TWO HUNDRED TWO AND 31/100 (202.31) FEET; S 16020'30"E FORTY FOUR AND 85/100 (44.85) FEET; SOUTHEASTERLY BY A CURVE TO THE LEFT, WITH A RADIUS OF 25.00 FEET, AN ARC DISTANCE OF THIRTY SEVEN AND 02/100 (37.02) FEET TO A POINT IN THE NORTHERLY SIDELINE OF LORING AVENUE; THENCE RUNNING BY LORING AVENUE S 78'48'32" W ONE HUNDRED TEN AND 45/100( 110.45) FEET TO A POINT IN A STONE WALL; THENCE RUNNING ALONG LORING AVENUE BY SAID STONE WALL BY THE FOLLOWING TEN (10) COURSES AND DISTANCES S 78048'32" W ONE HUNDRED FIFTY THREE AND 74/100 (153.74) FEET; S 73'01'12" W THIRTY FOUR AND 90/100 (34.90) FEET; S 67'58'35"W ONE HUNDRED THIRTY TWO AND 64/100 (132.64) FEET; S 51'01'02"W FORTY TWO AND 68/100 (42.68) FEET; S 2 57036'20" W FORTY SIX AND 94/100 (46.94)FEET; S 62°51'11" W FIFTY EIGHT AND 41/100 (58.41)FEET; S 70°34'47"W TWENTY FOUR AND 73/100 (24.73) FEET; S 56042'28" W SEVENTY ONE AND 04/100 (71.04) FEET; S 63°22'52" W SEVENTY THREE AND 38/100 (73.38) FEET; AND S 85°46'04" W TWENTY FIVE AND 17/100 (25.17) FEET TO THE POINT AND PLACE OF BEGINNING. CONTAINING 9.258 t ACRES. AS SHOWN ON THAT CERTAIN ALTA/ACSM LAND TITLE SURVEY PREPARED FOR MASSACHUSETTS HOUSING FINANCE AGENCY, THE SECRETARY OF THE UNITED STATES DEPARTMENT OF HOUSING AND URBAN-DEVELOPMENT, LORING TOWERS SALEM PRESERVATION LIMITED PARTNERSHIP,AIMCO EQUITY SERVICES,INC.,AND FIDELITY NATIONAL TITLE INSURANCE COMPANY, BY BRIAN J. MURPHY, P.L.S. #38387HAYWARD-BOYN& WILLIAMS,INC., DATED SEPTEMBER 21, 2006 AND LAST REVISED AUGUST 21, 2007. 3 City of Salem Yea and Nay Vote of City Council i Upon the Question of . oyr L or n -Towerc qaa ,ew ,Ore cor 1 lion. Asoe;a ec Limled I I Yea Nay Pres. Absent Date 2013 Josh H. Turiel Michael Sosnowski Todd A. Siegel Arthur C. Sargent,III Paul C. Preve Robert K. McCarthy William H. Le ault Joseph A. O'Keefe,Sr. / Thomas H. Furey Kevin R. Carr,Jr. / ,Jerry L. Ryan, President Totals �/ D CITY LERK ITY ELEAK ' kEe�c Ei�BS: NIXON PEABODYLLP 100 Summer Street Boston, Massachusetts 02110-2131 (617)345-1000 Fax: (61 7)345-1300 Direct Dial (617)345-1056 Direct Fax: (866)439-3852 E-Mail: jsacks@nixonpeabody.com June 6, 2013 Via Email Lynn Duncan Department of Planning &Community Development Pty of Salem ':X90 Washington Street, Third floor Salem, MA 01970 RE: M.G.L. c. 121A Application of Loring Towers Salem Preservation Limited Partnership Dear Lynn: I am writing regarding the Memorandum of Understanding dated as of June 14, 2007, by and between Loring Towers Associates, Loring Towers Salem Preservation Limited Partnership and the City of Salem (the"MOU"). AIMCO acknowledges the MOU and believes that is has complied with the letter and spirit of the MOU since its execution. Pursuant to AIMCO's obligations under the MOU, AIMCO previously obtained eight units of Project Based Vouchers. At the present time, and as explained in our letter to you dated June 4, 2013, AIMCO is unable to obtain additional Project Based Vouchers. The Salem Housing Authority denied _.A,NCO's request to participate in the Rental Assistance Demonstration Program, which consent flalr_-quired to participate in the program. As also explained in our letter, AIMCO remains willing continue to work with the Salem Housing Authority and other agencies to obtain additional Project Based Vouchers, if such resources become available. We look forward to continuing to work with the Loring Towers Tenant Association to enhance the affordable housing resources available to residents at Loring Towers and in Salem. Please call me if you would like to further discuss this issue. Sincerely, Jeffrey W. Sacks 144QM63.i v cc: Daniel Sexton Dodge McCord Robert Deemer Michael Kane Joseph O'Keefe Ethan Ceplikas 1449586}.1 NIXON PEABODY LLP 100 Summer Street Boston, Massachusetts 02110-2131 (617) 345-1000 Fax: (617)345-1300 .. Direct Dial: (617)345-1056 Direct Fax: (866)439-3852 E-Mail: jsacks@nixonpeabody.com June 4, 2013 Via Email Lynn Duncan Department of Planning & Community Development City of Salem 120 Washington Street, Third floor Salem, MA 01970 RE: M.G.L. c. 121A Application of Loring Towers Salem Preservation Limited Partnership Dear Lynn: I am writing to provide a summary of AIMCO's actions following the Joint Public Meeting of the Planning Board and City Council on May 15, 2013. At that meeting, AIMCO agreed to do the following: (i) to submit an application to retroactively convert existing Enhanced Vouchers to Project Based Vouchers under the Rental Demonstration Assistance Program(the "RAD Program"), and (ii) to work with Community Teamwork, Inc. ("CTI") on greater flexibility with respect to unit types and waiting lists on the eight existing Project Based units at Loring Towers. According to the relevant portion of the HUD Notice governing the RAD Program, Section 23.5.A. of PIH-2012-32 (HA) Rental Assistance Demonstration—Final Implementation, a copy of which is attached, the owner must first request the consent of the housing authority Which administers the existing Enhanced Vouchers in the Project in order to commence a f'jtroactive cora ersion pursuant to the RAD Program. The administrator for Loring Towers is the Salem Housing Authority. Without this consent, the owner is ineligible to participate in the RAD Program. AIMCO has had several discussions about participation in the RAD Program with Carol McGowan, the Executive Director of the Salem Housing Authority (the "SHA"). SHA has declined AIMCO's request to participate in the RAD Program. AIMCO has requested a written confirmation of this position and will forward that to you when it is received. AIMCO remains interested in participating in the RAD Program and would welcome the opportunity to work with SHA if, in the future, the SHA is willing to participate in the RAD Program. AIMCO has also discussed greater flexibility with respect to unit types and waiting lists on the eight Project Based Vouchers administered by CTI. AIMCO had previously made these requests to CTI and ,at this time, CTI has reiterated its position that these revisions to the program are not within its contract authority. We have requested a letter from CTI confirming and explaining this position. AIMCO remains interested in working with CTI on increased flexibility, and would welcome the opportunity to make the suggested revisions in the Project Based Voucher Program if permitted by CTI. We have enclosed with this letter a draft summary of findings related to the M.G.L.c. 121A Application. We are prepared to attend the Planning Board Meeting on June 6, 2013, and In answer any additional questions that the Planning Board may have. Please let me know if you have any questions. Sincerely, Jeffrey acks cc: Dodge McCord Michael Kane Joseph O'Keefe --_Ethan_Ceplikas_—. —_—- Fmclosures aj r 14492132.1 John A.Boris,Chairman Peter K.Strout,Vice Chairman : - - - - ,Frank J.Milo,second Vice Chairman. . - Maureen Call;Treasurer SALEM HOUSING Carol AMaaCnwn,Executive Dveen AU T .. H - O ir . ' t .'.Ty - . .. .. June 4, 2013 Dodge N. McCord,Vice President AIMCO 4582 S. Ulster Street Parkway, Suite 1000 Denver,CO 80232 $ 3,.Request to.Project Base Vouchers at Loring Towers, Salem,MA, Bear Dodge: I am writing in response to your request that the Salem Housing Authority project base Section 8. Housing Choice Vouchers at.your Loring Towers development in Salem,Massachusetts: As we discussed by telephone the primary reason that the Salem Housing Authority does not wish to project base vouchers is that.due to the inability of Congress to reach a dealron balanced deficit reduction to avoid sequestration;the President was.required by law to-issue a sequestration order on March 1,2013. This order cancelled approximately$85 billion.in budgetary resources across the federal government for the remainder,of the fiscal year.. This action has re,�alted in serious budgetary cuts to the Salem'Housing Authority's Section 8-Housing Choice Voucher Program: Some of the actions which we have had to undertake were to rescind all vouchers issued which had not been successfully leased up as well:as recouping vouchers either voluntarily or through program default.'Unfortunately,this method of attrition is stiff not sufficient for Ore&HA to make up the shortfall of cuts in funding. We have projected that additionally we will need t,4 iaexeserve funds to support the costs of the existing program.. The SHA will continue to take other ;measures such as declining to absorb.vouchers from other communities in the hope that this will help . to mitigate these'circumstances. Since the SHA as well asthe Department of Housing and Urban Development have no way to predict , the duration of this shortfall,;the.SHA is unable to'commit to entering into any contractual agreement Which would bind us to a financial obligation which we would be'unable.to fulfill to at this time.. I hope that you can appreciate our.position and thank you for your interest. Should you require anything further,please do not hesitate to contact me. Since ly,. C igl A.MacGoWr r J litive Director ^AMidat ile: dtAIMCOproject baeednque" 27 CHAATEkSTREET' SALEM MA 01970-3699 978.744.4431 ' FAX 978.744.9614 , EMAIL: info@salemha.org . - E...I Oppornuniey'$mployer. - - Section 11:Moderate Rehabilitation Projects 2.3.5 Submission Requirements for Retroactive Conversions A Mod Rehab owner may submit a request to convert EVs that were previously issued to assisted households of the former Mod Rehab project to PBV assistance,provided that the EVs were ;sued to eligible residents of the project following a contract expiration that occurred after October 1, 2006. For such retroactive conversions, the processing requirements are stated below. A sample resident notification letter for retroactive conversions is attached to this Notice (Attachment 213). A. Submission of Request to Administering PHA For retroactive conversions the owner must first contact the administering PHA and make a preliminary request to assess whether the PHA is interested in administering the PBV contract, copying HUD through RADt�hud.t?ov. The administering PHA has 15 days to consent or decline the owner's preliminary request. If the PHA consents to the preliminary request,the owner may proceed with household notification (paragraph B under this Section). If the PHA declines the owner's request, the owner may not proceed with household notification and the PHA must submit to the owner and HUD (at RAD(u)hud.gov), a letter describing its reasons for its decision to decline the request. Such reasons may include lack of capacity to administer a Y�BV program, inconsistency with PHA plan, or other reasons. If the administering PHA declines f he owner's preliminary request to convert assistance pursuant to this Section, the owner is ineligible to participate in RAD. (The RAD statute requires the consent of the "administering PHA."If the actively-administering PHA does not consent to the long-term conversion of the contract to PBV assistance, HUD would have no legal basis to transfer the voucher assistance provided on behalf of the residents of the Mod Rehab project to another PHA.) B. Household Notification The owner is required to notify residents in writing of its request to convert EV assistance to PBV assistance for eligible families(see Attachment 213). The notification letter, which must include the date and time of resident briefings the PHA will perform(discussed below),must be delivered to all project residents, including each Mod Rehab-assisted household, as well as posted in the project office or other common area, the PHA's office, and at no fewer than three prominent locations on the project site. 1. The notification letter must include a description of the anticipated conversion, the units that are affected by the conversion, and the units that would be covered under a HAP contract for PBV assistance. A sample resident notification letter is attached to this Notice as Attachment 2B. 2. If temporary relocation of households will be required due to rehabilitation, the notification letter must state the owner's plan for relocation, including the expected PIH-2012-32(HAI Rental Assistance Demonstration—Final Implementation 112 Y / ADO 1 Memorandum of Understanding ("Memorandum") 2 3 This Memorandum is made as of the_Lyit day of June, 2007 ("Effective Date") 4 by and between LORING TOWERS ASSOCIATES, a Massachusetts limited partnership 5 ("Seller"), LORING TOWERS SALEM PRESERVATION LIMITED PARTNERSHIP, 6 a Massachusetts limited partnership ("Purchaser') and the CITY OF SALEM, 7 MASSACHUSETTS, a political subdivision of the Commonwealth of Massachusetts (the 8 9 10 RECITALS it 12 WHEREAS, Seller is the present owner of the 250 unit multifamily apartment 13 complex approved to be built in 1973 and located in Salem, Massachusetts known as 14 Loring Towers (the"Project"); 15 WHEREAS, Seller and the City are the current parties to the Contract Required 16 by Section 6A of Chapter 121A of the General Laws (the "6A Contract") dated March 17 26, 1973 in connection with the Project; 18 19 WHEREAS, Seller and Purchaser have entered into a Purchase and Sale 20 Agreement dated September 21, 2006 (the "Purchase Agreement") with respect to the 21 Project; 22 23 WHEREAS, Purchaser is a new tax credit limited partnership that shall be 24 authorized to acquire and carry on the Project under Chapter 121A of the General Laws, 25 and, upon closing of the sale of the Project as contemplated by the Purchase Agreement, 26 Purchaser will continue to operate the Project as an affordable residential housing project; 27 WHEREAS, the Purchaser will finance the Project with the use of Low Income 28 Housing Tax Credits ("LIHTC") that require use restrictions on all LIHTC units, 29 whereby, subject to the rights of existing residents to remain in the Project pursuant to 30 Section 4 of this Memorandum, ninety percent (90%) of such units shall be reserved for 31 families or individuals with incomes at or below sixty percent (60%) of AM1 and ten 32 percent (10%) at or below thirty percent(30%) of AMI for a period of forty (40) years; 33 WHEREAS, the Purchaser and Seller have submitted an application dated 34 October 6, 2006 and revised April 24, 2007 to the United States Department of Housing 35 and Urban Development ("HUD") for the prepayment of the first mortgage on the Project 36 assisted under Section 236 of the National Housing Act (the "236 Mortgage") and are 37 seeking a decoupling of the interest reduction payments in accordance with Section 38 236(e)(2) of the National Housing Act; 39 WHEREAS, in connection with the decoupling, rental restrictions on the Project 40 will remain in effect for five years beyond the term of the 236 Mortgage as evidenced by 41 a Section 236(e)(2)Use Agreement to be entered into between the Purchaser and HUD; 10552227.14 t I {WHEREAS, the Purchaser will certify the eligibility of residents under the 2 LIHTC Program ("LMTC Eligible Residents") and the Salem Housing Authority 3 ("SHA") will certify resident's eligibility for Section 8 Enhanced Vouchers; 4 WHEREAS, after a lengthy process, including input from the Loring Towers 5 Tenants Association ("LTTA") the Seller, Purchaser, and the City wish to set forth 6 protections, in addition to the 6A Contract, to ensure the continued affordability of 7 Loring Towers for current and future tenants; 8 WHEREAS, in consideration of the Purchaser's undertakings as set forth in this 9 Memorandum, the City agrees to execute an Assignment, Assumption, and Amendment 10 to the Section 6A Contract and Consent and Release Agreement, to request the 11 Department of Housing and Community Development's ("DHCD") approval of the 12 assignment, and take any ftuther steps necessary in order to approve the transfer of the 13 Project from Seller to Purchaser; 14 15 NOW, THEREFORE, for good and valuable consideration, the receipt and 16 sufficiency of which are hereby acknowledged, Seller, Purchaser and the City hereby 17 agree as follows: 18 19 1. Rent Phase-In, Buyout Incentive Fee and Relocation Expenses. The Purchaser 20 will provide in its Relocation Plan the following protections to the residents of the 21 Project: 22 23 a. LIHTC Eligible Residents Phase-In: A rent phase-in plan in which residents 24 of the Project pay an immediate increase in the fust year of the greater of(i) 25 $50 or (ii) 10% of the current amount of rent to the Landlord paid by the 26 resident, with subsequent annual increases equal to 10% of the resident's then 27 current portion of the basic rent for four additional years, such that a resident 28 will pay the full then-approved basic rent for the unit not covered by Section 29 8 voucher subsidy by the beginning of the sixth year following the initial 30 post-transfer rent increase. 31 b. Non-LIHTC Eligible Residents Buyout Incentive: A buyout incentive 32 payable upon relocation equal to a one-time payment of $6,500.00 for 33 residents currently living in one bedroom apartments and $7,500.00 for 34 residents currently living in two bedroom apartments. This incentive will be 35 available to qualified tenants until the placed in service date upon completion 36 of construction. 37 c. Non-LIHTC Eligible Residents Relocation Expenses: The Purchaser will pay 38 for and engage movers and pay for utility hook-up costs, the total amounts of 39 which for movers and utility hook-ups shall not exceed $1,000.00 per 40 apartment, for residents who will accept the buyout incentive to move due to 41 LIHTC ineligibility. This incentive will be available to qualified tenants until 42 the placed in service date upon completion of construction. 43 d. If AHTF funds, as described in Section 2 of this Memorandum, are awarded 44 to the Project, not less than $150,000.00 will be set aside for a special 10552227.14 I contingency fund (the "Contingency Fund") to assist with resident hardship 2 cases as determined by the Purchaser in consultation with MassHousing. 3 2. Affordable Housing Trust Fund ("AHTF"). The City will support an award by 4 the Massachusetts Housing Financing Agency ("MassHousing") and DHCD of 5 up to $450,000.00 in AHTF funding to the Project, which amount shall include: 6 funds for resident relocation and assistance as specified in Section 1 of this 7 Memorandum, sufficient amounts to fund the rehabilitation scope as approved by 8 MassHousing, and the Contingency Fund for resident hardship cases. If 9 MassHousing and DHCD do not award the AHTF funds as requested, the City 10 and Purchaser shall renegotiate the terms of this Memorandum based on the 11 amount of the AHTF award, if any, granted by MassHousing and DHCD. 12 3. Project-Based Vouchers ("PBV's"). Purchaser will apply to DHCD for the 13 maximum allocation of PBV's permitted by DHCD. In addition, The City shall 14 support the application for PBV's from DHCD. Further, the City shall work with 15 the SHA to match any PBV's made available from DHCD and other sources. 16 Should PBV's become available from any source, including, but not limited to 17 HUD shifting policy to allow for Project Based Enhanced Vouchers to replace 18 Rent Supplement units, the Purchaser will make all reasonable effort to secure 19 additional PBV's. 20 4. No Involuntary Permanent Displacement of Non-LIHTC Eligible Residents; 21 Subsequent Leasing. Purchaser will provide buyout and moving incentives as 22 described in Section 1, however, these residents will not be forced to relocate. 23 When a non-LIHTC Eligible Resident moves out of a unit, Purchaser will re-lease 24 such unit to an LIHTC Eligible Resident. 25 5. Parties. This Memorandum represents understandings among the City, Purchaser 26 and Seller and will be for the benefit of the City, Purchaser, and Seller only and is 27 not for the benefit of any third party, and accordingly, no third party shall have 28 the right to enforce the provisions of this Memorandum. 29 6. Multiple Counterparts. To facilitate execution, this Memorandum may be 30 executed in as many counterparts as may be convenient or required. All 31 counterparts shall collectively constitute a single instrument. 32 7. Miscellaneous. The foregoing Recitals are hereby incorporated by reference. 33 34 [signatures on following page] 1 10552227.14 z I [SIGNATURE PAGE TO THE MEMORANDUM BY AND BETWEEN LORING 2 TOWERS ASSOCIATES, LORING TOWERS SALEM PRESERVATION, AND THE 3 CITY OF SALEM, MASSACHUSETTS] 4 5 6 EXECUTED under seal as of the date fust set forth above. 7 8 LORING TOWERS ASSOCIATES 9 10 11 J/ , 12 By: 13 Name: Lance J. Graber 14 Title: Executive Vice President 15 16 17 LORING TOWERS SALEM PRESERVATION LIMITED 18 PARTNERSHIP 19 221 0 22 By: 23 Name: Lance J. Graber 24 Title: Executive Vice President 25 26 27 THE CITY OF SALEM, MASSACHUSETTS 28 29 30 31 By: 32 Name: The Hon able Kimberley Driscoll 33 Title: Mayor 34 35 1055222214 4 r i r Daniel Sexton From: Ceplikas, Ethan <eceplikas@nixonpeabody.com> Sent: Thursday, June 06, 2013 1:51 PM To: Lynn Duncan Cc: Daniel Sexton; 'McCord, Dodge (Denver)'; Robert.Deemer@aimco.com; Joseph O'Keefe; Sacks, Jeffrey; 'michaelkane@saveourhomes.org' Subject: RE: M.G.L. c. 121A Application of Loring Towers Salem Preservation Limited Partnership Ail, Thank you for your continued cooperation. At this time we are working to address a few questions that have been raised. We believe that these questions can be addressed well in advance of the June 20`h Planning Board meeting, and request that we are rescheduled for that meeting. Please let us know if you have any questions. Kind Regards, Ethan Ethan J Ceplikas Associate NIXON 100 Summer Street Hoston,MA 02110-2 13 1 r(617)345-1173 x(866) 741-2461. eceplikas@ilixonpeabody.com ' www.nixonpeabody.com 'File in ecedtn3 e-mail message contains tnsarn3atton that t5 c0tttidc,nttal and may be protected by the attotrtey eketit or ot;ier applicahle privileges. The information is intended 101)e convey ed only tothe designated recipients) of the the>sa c. 1:[you believe char you are not an inlimded recipient ole this message, Please nott ly the sender at(017) 14;-I 1 73. Clnanthoriz d use, dissemination, distribution of rQproducuon ofthis message by otherthpn theintettded recipient is strictly prohibited and may be unlawful From: Ceplikas, Ethan Sent: Thursday, June 06, 2013 11:13 AM To: Id u nca n @sa lem.com Ce: dsexton@salem.com; McCord, Dodge (Denver); Robert.Deemer@aimco.com; fmokeefepe@verizon.net; Sacks, Jeffrey; michaelkane@saveourhomes.org Subject: M.G.L. c. 121A Application of Loring Towers Salem Preservation Limited Partnership Lynn, Attached please find a letter related to Loring Towers and the Memorandum of Understanding dated June 14, 2007. Please let us know if you have any questions. Kind Regards, Ethan Ethan J Ceplikas t Associate Alf * Nfval IA -1, 100 Summer Street Boston,MA 02110-2131 (617)-345-1173 (866) 741-2461 ecepl kas(�, ixonpeabod www.nixonpeabody.coin i-his eu�ail nxssa�e and �rry at'tac��+a�euts are cozzl`idenLial. Ifyou are not ttze iatcnde:d recipiezxt please immed.ate!y repiy� to the 5tnder and delete Ilic message from your ennad system. "thank.you. 2 18-2 America Way Salem, MA 01970 \ p\oF p RNNopMEt May 13, 2013 oE�j' N n o� vo Planning Board City of Salem 120 Washington Street Salem, MA 01970 Re: May 15, 2013 Hearing, 1000 Loring Ave. Gentlemen: As an immediate abutter, I want to express my strong opposition to the proposed:40 year- extension earextension from property taxation under MGL Chapter 121A for the above cited location. I have reviewed MGL Chapter 121Aand find that the,initial exemption was granted for 15 years and has been renewed accordingly. It is my understanding of the intent of the statute that the 40 year time.frame is.a limitation on that 15 year exemption and subsequent renewals, and not an expansion of same. A 15 year exemption,with appropriate renewals,allows the city to momtor the operation and administration of such properties. It does not appear to me from a casual reading of the statute thatit was ever intended to grant such an extended exemption as 40 years. As an immediate abutter to this property, I feel very strongly that the city has an obligation to all taxpayers to carefully monitor such tax exempt properties. This particular property has a significant record of both fire and police calls, and as a result creates a significant burden on city services and taxpayers and requires ongoing review. Furthermore, Salem already suffers from too many tax exempt properties:North Shore Medical Center, Salem State College, the Essex County court system, and.all the many churches and other houses of worship,as well as Peabody Essex Museum which is constantly buying up taxable property. Our tax base has been eroded too much. I oppose any 40 year extension. Time for everyone to pay their fair share. Very truly yours, Eleanor M. Lynn 18-2 America Way � ��I' Salem, MA 01970 cG�t C'\ � � pen�c y 13, 2013 Planning Board City of Salem 120 Washington Street Salem,MA 01970 Re: May 15, 2013 Hearing, 1000 Loring Ave. Gentlemen: As an immediate abutter, I want to express my strong opposition-to the proposed Ur year extension from property taxation under MGL Chapter 121A for the above cited location. I have sevewed MGL Chapter 12IAmid find that the initial exemptionwas granted for 15 years and has been renewed accordingly. It is my understanding of the intent of the statute that the 40 year time frame.is.&limitation on that 15 year exemption and subsequent renewals, and not an expansion of same. A 15 year exemption with appropriate renewals,allows the city to monitor the operation and administration of such properties. It does not appear to me from a casual reading of the statute that it was ever intended to grant such an extended exemption as 40 years: As an immediate abutter to this property, I feel very strongly that the city has an obligation to all taxpayers to carefiiliymonitor such tax exempt properties. This particular property has a significant record of both fire and police calls, and as a result creates a significant burden on city services and taxpayers and requires ongoing review. 1~urthernrore,Salem already suffers from too many tax exempt properties:North-Shore Medical Center, Salem State College, the Essex County court system, and all the many churches and other houses of worship,as well as Peabody Essex Museum which is constantly buying up taxable property. Our tax base has been eroded too much. I oppose any 40 year extension. Time for everyone to pay their fair share. Very truly yours, Eleanor M. Lynn 18-2 America Way Salem, MA 01970 May 13, 2013 Planning Board City of Salem 120 Washington Street Salem, MA 01970 Re: May 15, 2013 Hearing, 1000 Loring Ave. Gentlemen: As an immediate abutter, I want to express my strong opposition to the proposed 40 year extension from property taxation under MGL Chapter 121A for the above cited location. I have reviewed MGL Chapter 121A and find that the initial exemption was granted for 15 years and has been renewed accordingly. It is my understanding of the intent of the statute that the 40 year time frame is a limitation on that 15 year exemption and subsequent renewals, and not an expansion of same. A 15 year exemption, with appropriate renewals, allows the city to monitor the operation and administration of such properties. It does not appear to me from a casual reading of the statute that it was ever intended to grant such an extended exemption as 40 years. As an immediate abutter to this property, I feel very strongly that the city has an obligation to all tax payers to carefully monitor such tax exempt properties. This particular property has a significant record of both fire and police calls, and as a result creates a significant burden on city services and taxpayers and requires ongoing review. Furthermore, Salem already suffers from too many tax exempt properties: North Shore Medical Center, Salem State College, the Essex County court system, and all the many churches and other houses of worship, as well as Peabody Essex Museum which is constantly buying up taxable property. Our tax base has been eroded too much. I oppose any 40 year extension. Time for everyone to pay their fair share. Very truly yours, Eleanor M. Lynn Daniel Sexton From: Fire Marshal (Ret'd) <fmokeefepe@verizon.net> Sent: Thursday, May 16, 2013 12:31 PM To: Daniel Sexton; Deb Jackson Subject: Fwd: MGL C 121A Petition 'Loring Towers Salem Preservation Limited Partnership' (Aimco Inc.) ----------Original Message---------- From: "Fire Marshal (Ret'd)" Date: May 16, 2013 12:29:44 PM Subject: MGL C 121A Petition 'Loring Towers Salem Preservation Limited Partnership' (Aimco Inc.) To: Iduncan(o)salem.com Cc: mayor(o)salem.com, dpangallo(d)salem.com,ierrylrvan(o)comcastnet, clapointe(a)salem.com, brennardosalem.com, isacks(a)n ixon peabody.com Lynn Duncan: This message will confirm our brief meeting the morning concerning the above caption petition heard in a Public Hearing by the Salem Planning Board and Salem City Council last evening (5/15/2013). I will be on a family vacation in Washington DC on the next City Council meeting (5/23/2023). I understand the Legal Counsel for the petitioner will work on implementation of the Memorandum of Agreement entered into agreement June 7, 2007 by the Loring Towers Salem Preservation Limited Partnership and Mayor Kimberley L. Driscoll, which up until this time has not been fully implemented in complete form. I believe Aimco is bound to comply with this 6/14/2007 MOU. I respectfully request the Salem Planning Board allow Aimco Inc Counsel time to work out details of this formal agreement before any final action is taken by the Salem Planning Board and the City Council on the MGL C 121A agreement for Aimco. I expect the resolution of the issue should occur prior to the June 13, 2013 meeting of the City Council. I have no reservation on the Salem Heights MGM C121A application also heard last evening which could be presented to the Planning Board for the their consideration and recommendation to the Council 4/23/2013. VR Joseph A. O'Keefe, Ward 7 Councillor �D f NIXON PEABODYLLP ATTORNEYS AT LAW 100 Summer Street Boston, Massachusetts 02110-2131 (617) 345-1000 Fax: (617) 345-1300 Direct Dial: (617) 345-1173 Direct Fax: (866) 741-2461 E-Mail: eceplikas@nixonpeabody.com May 6, 2013 Via Federal Express Daniel J. Sexton, Staff Planner Department of Planning & Community Development City of Salem City Hall Annex— 120 Washington Street Salem, MA 01970 RE: Public Hearing Notice Dear Dan: I am enclosing a check made payable to Salem News in the amount of$550.38, representing payment in full for the legal advertisement fee for the Loring Towers Chapter 121 A public hearing notice. Please let me know if you have any questions. Sinnncerely, moi, Ethan J. Ceplikas Enclosure I 14453386 WWW.NIXONPEABODY.COM City of Salem Department of Planning & Community Development Check/Cash Receipt and Tracking Form Please complete form and make two copies. Date Received 5 3 Amount Received !� Form of Payment 6Zo3vBYG CheckJZBA Client Information CASH PAYMENTS: client initials ❑ Sign Permit ❑ Conservation Payment received for what ❑ Planning Boaservice? SRA/DRB Fee ❑ CopiesOther: Name of staff person receiving Q payment ScxTlJr1 Additional Notes Cr- 63 d,,"S F- ---------- NIXON ---NIXON Nixon Peabody LLP Vendor No.50124 No. 102030846 PEA13ODYtoo Summer Street Request No.697127 LLP Boston MA 02110 JPMorgan Chase Bank AnoRNEY5 AT LAW Syracuse, crew York 50.937/213 5/6/2013 PAY 57tae 'rkgdied 57eA & 3P/100 Dae&I x S 550 3 ��--- - PAY EXACTLY �` TO THE ORDER OF -.- l i .._ lige Salem News Turn Boston Media Group 10 100 Turnpike e Street North Andover, MA 01845 ---.-..- 1' 102030846ii1 1:0213093791:60Lill 211, L661 ?"1 Original Check and Form: DPCD Finance Copy 1: Client -- - — —I Copy 2: Application File o� a CITY OF SALEM PLANNING BOARD 1013 APH b A la 35 CITY CLEP'K'S TEM, MASS. Joint Public Hearing Notice City of Salem City Council and Planning Board The Planning Board will hold a joint public hearing with the City Council on Wednesday, May 15, 2013 at 7:00 P.M. in the City Council Chambers, City Hall, 93 Washington St., Salem, MA for all persons interested in the request for approval of a M.G.L. Chapter 121A designation for LORING TOWERS SALEM PRESERVATION ASSOCIATES LIMITED PARTNERSHIP and for approval of a 40-year extension from property taxation under Section 10 of Chapter 121A, with the applicant maintaining an option to terminate such exemption after the first fifteen (15) years, for the property located at 1000 LORING AVENUE. Specifically, the requested petition does not propose any construction of new facilities on the Site. A copy of the application is on file and available for review during normal business hours at the Department of Planning & Community Development, Third Floor, 120 Washington St., Salem, MA. Any person aggrieved by the approval or disapproval of this project has sixty (60) days within which to file an appeal for judicial review pursuant to M.G.L Chapter 121A Section 6C. C� Charles M. Puleo, Chair Planning Board Ad to Run Dates in Salem News: May 1 and May 8, 2013 ' This notice posted on "Offi City Hall. Salemci Bulletin Board" , Mass. Sections 18-25. on a at %�=�'sArn in accordance with MGL Chap. 30A, Know four Righis under the Open Meeling Law A1.G.L c. 324 g 18-23 and Ci�y Otzlinmrce g 2-2028 il)rough 2-2033. 120 WASHINCIION S'M[, SALEM, MAssAcijusrns 01970 • Pump. 975.619.5635 FAX 975.740.0404 • SALENUONI CITY OF SALEM a PLANNING BOARD Joint Public Hearing Notice City of Salem City Council and Planning Board The Planning Board will hold a joint public hearing with the City Council on Wednesday, May 15, 2013 at 7:00 P.M. in the City Council Chambers, City Hall, 93 Washington St., Salem, MA for all persons interested in the request for approval of a M.G.L. Chapter 121A designation for LORING TOWERS SALEM PRESERVATION ASSOCIATES LIMITED PARTNERSHIP and for approval of a 40-year extension from property taxation under Section 10 of Chapter 121A, with the applicant maintaining an option to terminate such exemption after the first fifteen (15) years, for the property located at 1000 LORING AVENUE. Specifically, the requested petition does not propose any construction of new facilities on the Site. A copy of the application is on file and available for review during normal business hours at the Department of Planning & Community Development, Third Floor, 120 Washington St., Salem; MA. Any person aggrieved by the approval or disapproval of this project has sixty (60) days within which to file an appeal for judicial review pursuant to M.G.L Chapter 121A Section 6C. Lam-- Charles M. Puleo, Chair Planning Board Ad to Run Dates in Salem News: May 1 and May 8, 2013 Knorr Your Rights under the Open Meeting Law M.G.L c. 30A 78-25 and City Ordinance g 2-2028 through 2-2033. 120 WASHINGTON STREET, SALEM, MASSACHUSETTS 01970 - PHONE 978.619.5685 FAX 978.740.0404 . WWW.SALEM.COM ;y s �CONUI CITY OF SALEM ��IMINB CA In City Council, April 25, 2013 Ordered: That City Council approve the Chapter 121A designation for Loring Towers Preservation Associates, Limited Partnership effective upon the expiration of the current 121A designation, which expires on March 26, 2013, and approve a 40-year period of exemption from property taxation under Section 10 of Chapter 121 A, with the applicant maintaining a option to terminate such exemption after the first 15 years, based upon the significant and long term affordable housing restrictions that encumber the Project subject to approval of the Massachusetts Department of Housing and Community Development. Be it further Ordered, that the Mayor be authorized to enter into the 121A Agreement on behalf of the City. 4 UW1T CITY OF SALEM �ti1� irk DEPARTMENT OF PLANNING AND Kimberley Driscoll COMMUNITY DEVELOPMENT MAYOR LYNN GOONIN DUNCAN,AICP 120 WASHNGtoN SHU11 • SAU-NI,MASS& &USE[f5 01970 DIRECTOR TEL 978-619-5685 • FAX: 975-740-0404 April 25, 2013 Honorable Salem City Council Salem City Hall 93 Washington Street Salem, MA 01970 Re: Chapter 121A Designation Loring Towers Salem Preservation Limited Partnership Gentlemen of the Council: Attached please find an Order for approval of the Chapter 121 A designation for Loring Towers Salem Preservation Limited Partnership concerning the project located at , 1000 Loring Towers Road, Salem MA, known as Loring Towers. The applicant is the successor in interest of the original developer of the project, who secured the benefit of a 121 A designation at the time of the original development of the project. The project, which is the subject of the application, includes the preservation and maintenance of the existing 250 units of housing within one eleven story building, which will continue to be subject to affordable housing restrictions. The request includes approval of a 40-year period of exemption from property taxation under Section 10 of Chapter 121 A, based upon the significant and long term affordable housing restrictions that encumber the Project, with the applicant maintaining an option to terminate such exemption after the first fifteen (15)years. To clarify,there will be a continuation of the current payment to the City instead of property taxes,thereby maintaining the status quo. The City Council approval is su of the Massachusetts Department of Housing and Community Development. bject to approval The current designation expires on March 26,2013; however, provided that we act in a timely manner there will be a seamless transition. The next step is to schedule a joint public hearing with the Planning Board and City Council. We need to advertise two weeks in advance and notify abutters. I request that the public hearing be scheduled for May 15, 2013, the same night as the public hearing for Salem Heights. If you have any questions, please contact me. Sincerely, ALYGoonin Duncan, AICP Director NIXON PEABODYLLP ATTORNEYS AT LAW 100 Summer Street Boston, Massachusetts 02110-2131 (617) 345-1000 Fax: (617) 345-1300 Direct Dial: (617)345-1173 Direct Fax: (866) 741-2461 E-Mail: eceplikas@nixonpeabody.com April 22, 2013 VIA FEDERAL EXPRESS Lynn Duncan, Director Department of Planning and Community Development City of Salem 120 Washington Street, 3rd Floor Salem, MA 01970 RE: Loring Towers, Salem, Massachusetts Dear Ms. Duncan: Enclosed please find the Application of Loring Towers Salem Preservation Limited Partnership for Authorization and Approval of A Project Under Chapter 121 A of the Massachusetts General Laws, as amended (the "Application"). The Application was filed with the Department of Housing and Community Development on April 18, 2013. Please let me know if you have any questions. Sincerely, 0Z Ethan J. Ceplikas cc: Deborah Jackson, City of Salem Jeffrey Sacks,Nixon Peabody LLP Dodge McCord, AIMCO Steve Cordes, AIMCO 14431657.1 WWW.N I XON PEA BODY.COM 5/21/13, General Laws:CHAPTER 121A,Section 6C Print PART I ADMINISTRATION OF THE GOVERNMENT (Chapters 1 through 182) TITLE XVII PUBLIC WELFARE CHAPTER 121A URBAN REDEVELOPMENT CORPORATIONS _ ... Section 6C Appeals; procedure Section 6C. Any person aggrieved by the disapproval of a project by a hearing authority, or by disapproval of a project by the mayor or the selectmen or by the approval or disapproval of a project by the housing board, or by the failure of any of them to act within the time required by section six may appeal to the superior court of the county where the proposed project is to be located by filing a complaint within sixty days after the transmittal of the report of the city council or in the case of towns, the planning board, or after the issuance of the certificate evidencing approval or disapproval by the mayor or selectmen, or after the certificate or objections of the housing board are issued. Where any of them have failed to act within the time required by section six, the complaint must be filed within thirty days after the last day of the time allowed for such action by section six. The complaint shall allege the specific respects in which the action of the hearing authority, or the mayor or selectmen, or the housing board is based upon error of law or is unsupported by substantial evidence, or is without authority and a copy of the report of the planning board, or the mayor or selectmen, or a copy of the certificate or objections of the housing board shall be attached to the complaint. A complaint alleging delay beyond the time allowed by section six shall set forth the dates the application or report was filed or transmitted, the date by which action was required by section six, and that no action has been taken as of the date the complaint is filed. A complaint filed by a person other than the applicant shall name the applicant and the hearing authorities as defendants. Rule Four of the Massachusetts Rules of Civil Procedure shall not apply to cases under this section, and the complaint shall be served on each defendant by certified mail or delivery within seven days of the filing, and attached to the complaint filed in the superior court shall be a sworn certificate of service. No answers shall be required, but answers may be filed and served on all parties within twenty days of the date of service of the complaint. The court in its discretion may permit any person to intervene, but the court shall consider whether intervention will delay its review or prejudice the rights of any party. The clerk of the court shall give notice of all hearings in a case to all parties of record, whether or not they have filed answers or other pleadings. The filing of a complaint under this section shall not stay an approval of a project by the housing board, but the court in its discretion may order a stay. www.m legislature.godLaws/GeneralL.aw /Partl/TitleMI/Chapter121A/Section6C/Print 1/2 50113` General Laws:CHAPTER 121A,Section 6C If the court finds that the decision under review is based upon an error of law or is not supported by substantial evidence or is without authority, the court shall reverse the decision or remand the matter for further proceedings. The court shall order the completion of any action unlawfully delayed. If the court finds that the decision under review is not based upon an error of law and is supported by substantial evidence, the court shall enterjudgment accordingly. As used in this section, hearing authority shall mean the planning board and city council in cities and planning board or selectmen when acting as the planning board in towns. The remedy granted in this section shall be exclusive. No defect of procedure under section six or of notice under section six B shall be reviewed by a court except as provided in this section. All proceedings under this section shall be placed before other civil matters on the calendar of the court. www.malegislature.gcdLaws/GeneralLaws/Parti/iitleXVll/Chapter121A/Section6C/Print 212 For Billing Questions Call:978-725-5110 RTH Of Billing Date: 05/31/13 BOSTON 100 Turnpike Street Account Number: 902794 No.Andover,MA 01845-5033 Tel:978-946-2000 Page 1 of 1 M E o i A c R o u P Fax:978-685-2432 Balance Brought Forward $0.00 The Eagle-Tribune I The Salem News I The Daily News of Newburyport Payments&Credits $0.00 Gloucester Daily Times I Andover Townsman I The Haverhill Gazette Charges&Adjustments $1,100.76 Derry News I Let's Go I Carriage Towne News Finance Charges $0.00 ADVERTISER: SALEM CITY PLANNING Total $1,100.76 CHARGESICREDITS AD DESCRIPTION/PUB CODES RUNS RATE SPACE COST DISCOUNT AMOUNT SN-Salem News Ord:10686105 Legals Class Display, LEG-Legals 12 POPE ST. P/0:701198-703993 1 64.75 4.25 275.19 275.19 5/1/2013 SN-Salem News Ord:10687469 Legals Class Display, LEG-Legals r1000 Loring TowerRoad P/O:701198-703993 1 64.75 4.25 275.19 275.19 5/1/2013 SN-Salem News Ord:10686105 Legals Class Display,LEG-Legals 12 POPE ST. 13/0:701198-703993 1 64.75 4.25 275.19 275.19 5/8/2013 SN-Salem News Ord:10687469 Legals Class Display,LEG-Legals U1_00O LoLonngTower Road P/0:701198-703993 1 64.75 4.25 275.19 275.19 5/8/2013 *" PLEASE RETURN BOTTOM PORTION WITH YOUR PAYMENT" Amount Due: $ 1,100.76 Payment Due Date: 6/25/2013 Amount Paid: $ Balances over 30 days are subject to a 1.5%finance Account NO: 902794 charge or$5.00.whichever is greater. li Check Number: • Ih611hllrllrlllllllldrlrll4lrrrridrlhurhuullmlrpr SALEM CITY PLANNING ATTN JULIA MEDINA 120 WASHINGTON ST 3RD FL SALEM MA 01970-3545 Over30 Over 60 Over90 Over 120 Use Reverse side to pay by credit card .00 .00 .00 .00 M.G.L. Chapter 121A Section 6. Whenever the housing board is asked to approve a project under this chapter, it shall transmit the application to the mayor of the city or the selectmen of the town in which the proposed project is to be located. The mayor or the selectmen, as the case may be, shall forthwith transmit said application to the planning board and, in a city, the city council. If, in any town, there is no planning board, the selectmen shall act as the planning board. In a town a public hearing shall be held before the planning board and, in a city, before the planning board and the city council jointly, within forty-five days after the transmittal of the application by the mayor or selectmen. Notice of such hearing shall be given pursuant to section six B. Following such hearing, the planning board and, where applicable, the city council, shall thereafter determine that blighted open or decadent or sub-standard conditions exist within the proposed project area; that the project is not in contravention of any zoning, subdivision, health or building ordinance or by-law or rules and regulations of the city or town; whether or not the proposed project conflicts with the master plan of the city or town made by authority of chapter forty-one, if such a plan has been made, determine whether or not such project would be in any way detrimental to the best interests of the public or the city or town or to the public safety and convenience or be inconsistent with the most suitable development of the city or town; whether or not the proposed project will constitute a public use and benefit; the feasibility of the method of relocation and existence or availability of dwellings for displaced families as hereinafter provided; and approve, disapprove with recommended modifications or disapprove the application and issue its report as hereinafter provided. In a city, the report of the planning board shall be transmitted to the city council within forty-five days after the public hearing and the city council shall, after receipt of the report of the planning board, and within ninety days of the public hearing, transmit its report to the mayor. In a town, the planning board shall transmit its report to the board of selectmen within ninety days after the public hearing. All such reports shall be in writing, shall approve or disapprove the project within the meaning of this section and shall contain the hearing authority's reasons for such approval or disapproval. All such reports shall be open to public inspection. At the time a report is transmitted, copies shall be sent by the hearing authority by certified mail to all persons who were notified of the hearing as provided in section six B. For the purposes of this section and section six C, the date of transmittal shall be the date of mailing of such copies. In a city, a report of a planning board, whether it approves, disapproves, or disapproves with recommended changes, shall be considered as advisory by the city council, mayor, and housing board. If the planning board in a city disapproves the project, it may recommend changes in the project to the city council. If the planning board in a town or the city council disapproves the project, it may suggest changes in the project which, if adopted would meet its objections. The applicant may amend such application in accordance with the � 1 changes suggested and resubmit the application as amended to the planning board in the case of towns or city council in the case of cities for approval. The planning board or city council, as the case may be, may approve or disapprove the application as amended, without further public hearing, unless, in its opinion, the proposed change is a fundamental one, in which event the planning board in a town or city council and planning board in a city shall hold a further public hearing and the provisions of this section with respect to an original application shall be applicable thereto. If the carrying out of a project will involve the taking of property by eminent domain or the destruction or rehabilitation of buildings occupied in whole or in part as dwellings, the planning board and, where applicable, the city council, shall determine whether or not there are, or are being provided in the project area or in other areas not generally less desirable in regard to public utilities and public and commercial facilities and at rents or prices within the financial means of the families displaced from the project area, decent, safe and sanitary dwellings equal in number to the number of, and available to, such displaced families and reasonably accessible to their places of employment and, unless the planning board and, where applicable, the city council find that there is such a feasible method and that such dwellings exist or are being provided, a project shall not be approved. As used in this section "council" shall mean the city council or similar legislative body of a city and "selectmen" shall mean the board of selectmen or similar legislative body of a town; and whenever the approval of the planning board, council or selectmen is required, such approval shall be deemed given if voted by a majority of the members of such planning board, council or selectmen. The mayor or selectmen, within thirty days after transmittal of the report from the planning board and where apt the city council, shall transmit all such reports to the housing board, together with a certificate evidencing his or their approval or disapproval of the project. The housing board, if it receives a certificate evidencing the approval in a city of the mayor and city council or in a town of the selectmen and planning board and if it finds that the conditions exist which warrant the carrying out of the project and that in its opinion the cost of the project will be practicable, and that the construction and use of the project will not be in contravention of any zoning, subdivision, health or building ordinances or by-laws or rules and regulations of the city or town, or of any municipal board, in effect in the location of the proposed project, or of the standards fixed by the board under section four, shall issue a certificate that it approves the project and consents to the formation of a corporation to carry it out. The agreement of association shall not be presented to the state secretary for filing, nor shall he file it, unless it is accompanied by such certificate. If the housing board disapproves the project it shall state its objections in writing and may suggest changes in the project, or in the plans therefor, which, if adopted, would meet its objections. If the applicant determines to proceed in accordance with the changes suggested, the applicant shall amend the application accordingly and resubmit the application as amended to the housing board for its approval. The housing board may approve or disapprove such application as amended unless in its opinion the proposed change is a fundamental one. In such case the housing board shall transmit the application as amended to the mayor of the city or 2 I ' the selectmen of the town in which the project is to be located, and the provisions of this section in respect to an original application shall be applicable thereto. Whenever the housing board finds that the construction uction or use of a proposed project would be in contravention of any zoning, subdivision, health or building ordinances or by-laws or rules and regulations of the city or town, or of any municipal board, in effect in the location of the proposed project, and the application filed under section five proposes any waiver, variance or amendment of such ordinances, by-laws, rules or regulations, which if granted or effected would make the proposed project in conformity therewith, the housing board may issue a certificate that it consents to the formation of the corporation subject to such conditions as may be set forth in such certificate with respect to the obtaining of such waiver, variance or amendment. Whenever any such conditional certificate shall be issued by the housing board, the agreement of association may be presented to the state secretary for filing, and he shall file it, and the corporation shall then be for all purposes a corporation organized under this chapter; provided, however, that the corporation shall not enter upon the construction of a project or portion thereof until the housing board shall have issued a certificate to the effect that the corporation has complied with all of the conditions set forth in such conditional certificate which relate to the project, or the portion thereof proposed to be placed under construction. Any person aggrieved by any decision made pursuant to this section or the lack thereof may appeal by filing a complaint in superior court for the county in which the project is proposed in accordance with the procedure set forth in section six C. 3 Introduction The purpose of this handbook is to provide local EOCD also maintains a regular tabulation of the officials in Massachusetts with guidance in the prevailing average tax payments being made by utilization of the development incentives available Chapter 121A projects. This information enables under Chapter 121A of the Massachusetts General local officials to compare proposed projects with laws. similar existing projects in order to help arrive at an equitable level of payment. As above, this informa- It must be clearly understood that this handbook tion is available from the Division of Community should in no way be construed as a substitute for or Services. as superseding either the enabling statutes as amended or the relevant regulations promulgated by Chapter 121A provides that the Boston Redevelop- the Secretary of Communities and Development. ment Authority (BRA) and not EOCD will adminis- This handbook is only intended to present straight- ter the Chapter 121A Program in the City of Bos- forward practical advice in the local application of ton. Thus, applications for the approval of Chapter this important development tool. 121A projects which are to be situated in the City of Boston must be in conformance with the regula- Local officials can obtain copies of the Chapter tions promulgated by the BRA. While much of the 121A statutes and regulations from the Division of material in this handbook is also applicable to Bos- Community Services, of the Executive Office of ton projects, it is essential that Boston developers Communities and Development (EOCD) at One and other interested parties should consult directly Ashburton Place, Boston, Massachusetts, 02108; or with the BRA for information about the use of by calling (617) 727-7180. Chapter 121A. The BRA also offers technical assistance to developers proposing Chapter 121A This handbook should be used in conjunction with projects. The Chapter 121A Coordinator for the the technical assistance which is available from the BRA can be reached at (617) 722-4300. Division of Community Services. The Division strongly encourages consultation at the earliest One final introductory comment deals with the use possible stages in the Chapter 121A process as a of terminology. The term "Executive Office of valuable means of maximizing the exchange of Communities and Development" (EOCD), as used information and expediting the consideration of an in this handbook, should be regarded as meaning application, the "Department of Community Affairs" and/or the "Housing Board" as used in the statutes or reg- Local officials may also want to consult another ulations. The different terms merely reflect the EOCD publication which provides further back- historical evolution of EOCD. ground information on Chapter 121A. It is entitled "Tax Certainty for Public Amenities: Chapter It is hoped that local officials and others will find 121A" and it explains the possible extension of the this handbook to be a useful tool in understanding duration of a tax agreement by incorporating and applying the incentives embodied in Chapter certain amenities in the project plan. This booklet is 121A in a manner which will yield desired public available from the Division of Community Services. benefits. 1 ni.I[ �1 � Ki1pEN -k � �I x .. ry 3-i Yi h 3� e I 4 �F "sh'�� 0'19' � s��'� `� �r: ice. 'S d4 c 3 2�lf�F 3 �� .•,..R d Y, - 't 1 I 1l•l� 4 .; � ✓f h i'I ��a � �a F" 'r c -+�- �r 2�'ss�j a fi� Coe's Pond Village, Worcester, financed through MHFA. 2 Chapter One The Intent and Use of Chapter 121A Overview Chapter 121A is designed to stimulate development in Massachusetts by making tax payments on Chapter 121A of the Massachusetts General Laws eligible investments both predictable and afford- authorizes the creation of "Urban Redevelopment able. Tax agreements are established to assure the Corporations" for the purpose of undertaking resi- feasibility of certain desirable projects. They are dential, commercial, civic, recreational, historic and negotiated to compensate for the state's over- industrial projects in areas which are considered to reliance on the property tax, and to provide the tax be.blighted open, decadent or substandard. This predictability which is necessary for major statute: investments under certain circumstances. ❑ Authorizes the exemption of certain Massachu- Incentives setts developments from the real property.tax. The Chapter 121A mechanism affords certain ❑ Sets forth procedures for negotiating an alterna- incentives to prospective developers including: tive tax payment on these developments, and ❑ Tax Certainty. The contractual nature of the ❑ Allows the exercise of the power of eminent payment provides stability and certainty to the domain to assemble a development site in specified entity's level of taxation. circumstances. ❑ Level of Taxation. Chapter 121A agreements Over 250 major developments throughout the Com- provide the flexibility on the level of taxation which monwealth have been financed under the provisions is needed to initiate otherwise infeasible investment of Chapter 121A since the early 1960's. These decisions, particularly in high tax communities. developments represent the investment of well over one-half billion dollars in Massachusetts by the ❑ Eminent Domain. The 121A entity has the private sector. authority to exercise the power of eminent domain under certain carefully prescribed conditions in The most frequent application of Chapter 121A has order to assemble land for a project site. Although been in the construction of housing for low and eminent domain has never been exercised by a moderate income families. Approximately 9417o of Chapter 121A entity, it remains legally possible. all Chapter 121A projects developed to date have been residential. Only 16 commercial projects, have been undertaken and, to date, no exclusively industrial projects have utilized a Chapter 121A agreement. Prominent examples of non-residential Chapter 121A projects include the Prudential Center in Boston and Baystate West in Springfield. 3 The Intent and Use of Chapter 121A Benefits for the Community address. This checklist constitutes a framework for deciding to participate in the Chapter 121A Chapter 121A is generally regarded as an important program. vehicle for inducing much-needed investment, particularly in older urban municipalities. The ❑ To what extent does the blighted nature of the following are some of the major beneficial impacts project site result in a special community interest in of Chapter 121A: achieving its redevelopment? ❑ Without a Chapter 121A tax agreement, many ❑ How much construction and permanent employ- development projects would be financially ment will the project generate? infeasible. This is a problem often experienced in urban communities where high property tax rates ❑ What is the level of need in the community for are prevalent. the type of project proposed (e.g., elderly housing,. commercial space, office building, etc.)? ❑ The Chapter 121A process can be utilized as an incentive to investment in areas which would other- ❑ What kind of special design features are wise be only minimally marketable as a location for proposed which make the development particularly private investment. Thus, Chapter 121A can be attractive to the community (e.g., handicapped considered a major weapon in a community's facilities, reuse of an old building, provision of assault on blighted or deteriorating areas. recreational space or community facilities)? ❑ Chapter 121A gives communities the leverage to ❑ What are likely to be the costs to the com- become active participants in the planning of major munity of providing essential public services to the projects. This can be extremely important in project compared to the amount of revenue to be negotiating important items such as site selection, realized? building design and employment for local residents. ❑ Does the developer's financial source impose ❑ Chapter 121A projects often act as a catalyst in any special restrictions on the project's operating stimulating other private investments in a expenses (e.g., the Section 8 Housing Assistance community. In this way, Chapter 121A can be an Program)? important tool in a community's effort to expand its tax base and thereby reduce the overall tax ❑ What additional cost will the developer incur in burden. providing special facilities or features which Deciding to Participate in the respond to community needs? Chapter 121A Program ❑ What is the level of tax revenue realized by the community from this site prior to redevelopment? A Chapter 121A tax agreement must be justified by the beneficial impact which the proposed project Local officials can look to data contained in the will have on the community. One important aspect developer's Chapter 121A application for help in of negotiating a Chapter 121A agreement is, drawing conclusions. Generally, projects which will therefore, a careful analysis of the project's impact have a positive impact on a community are worthy to determine whether a Chapter 121A project is of consideration if they require a tax agreement in appropriate in a particular instance. order to attain feasibility. The following checklist is intended to provide local Unfortunately, there are no mathematical formulae officials with a listing of the general community which can compute either the positive impact of the issues which a Chapter 121A development might project or the level of need for a tax agreement. In 4 The Intent and Use of Chapter 121A the final analysis, local officials will be required to make a well-reasoned judgement about participation. in the Chapter 121A program. This judgement should be based, to the extent possible, upon facts which have been researched and verified. The subsequent chapters in this handbook are designed to help local officials think through these issues. 5 h \ y The Wentworth House, Lowell, 100 year old warehouse building cur- rently being rehabilitated as housing for the elderly, construction financed by the MHFA. B® O �c °sa " o ii i ■ 6 Chapter Two The Chapter 121A Approval Process This Chapter will outline the Chapter 121A 6. A description of any amenities which may approval process. The purpose of this outline is to justify an extended duration of the tax agreement. summarize the mandatory approval sequence pre- scribed by the statutes and regulations in a more 7. Special information on subsidized housing or concise and readable format. housing for low and moderate income families. 'types of Chapter 121A Entities 8. The development schedule. Urban Redevelopment Corporations may be formed 9. The cost and means of financing for the as single purpose for-profit corporations, non-profit project. corporations, partnerships or joint ventures. Insur- ance companies and banks may also qualify under 10. A statement of the project's anticipated impact special statutory provisions. In fact, many Chapter on the community. 121A entities are not corporations per se, but are organized in some other format. 11. Evidence of the project's practicability. Applications 12. A copy of the proposed contract with the municipality for additional tax payments to be The formation of a Chapter 121A entity must be made under Section 6A. authorized by EOCD and the municipality within which the proposed project is to be located. An 13. A relocation plan (if applicable). application to establish such an entity must include the following elements: 14. An Environmental Notice Form and, if required, an Environmental Impact Report (special 1. A description of the legal composition and environmental regulations govern Chapter 121A basic background information about the proposed projects and they should be closely reviewed). entity. 15. A draft Regulatory'Agreement (see page 9 for 2. The location of the proposed project (including an explanation of the Regulatory agreement). a detailed engineering or "metes and bounds" description). 16. Other pertinent information as may be required. 3, A description of the proposed.project (includ- ing a site plan, elevations, floor plans and outline EOCD strongly recommends a meeting between the specifications). staff of the Division of Community Services, the developer and his attorney even prior to the 4. A statement on the relationship of the project completion of a Chapter 121A application. This to the community's Master Plan. meeting will serve as an orientation for the developer and will almost always save time in the 5. A justification of the designation of the project application process. area as blighted open, decadent or substandard. 7 The Chapter 121A Approval Proem While not specifically required in the regulations, it The following is a schedule of mandatory local is also recommended that municipalities ask approval activities for cities and towns respectively. developers to submit a detailed analysis clearly indicating the reasons why a project would be infea- Approval Process in a City sible without a Chapter 121A Agreement. This will provide a focus for later discussions and 1. Within 45 days of the receipt of the application negotiations. a joint public hearing must be held by the Planning Board and City Council. This public hearing is Applications for the formation of Urban Redevel- designed to ascertain whether the proposed project opment Corporations are submitted by the is in.the public interest. It is suggested that the City developer to EOCD, examined for completeness Council take the lead role in arranging for the and forwarded to the community for local action. public hearing. EOCD also circulates the completed application to 2. Notice must be given to all abutters, including the agencies participating in the review and any living in contiguous cities and towns, and pub- comment process established under Office of lished in a newspaper of general circulation once in Management and Budget Circular A-95. While this each of two successive weeks, the first at least 14 review is not required by statute or regulation, it is days prior to the date of the hearing. undertaken by EOCD as a means of assuring the consistency of the proposed project with other state 3. Within 45 days of the public hearing, the policies and activities. The A-95 review runs con- Planning Board reports to the City Council. In a currently with the local approval process and is city, the Planning Board is only advisory to the City designed to dovetail with the completion of local Council. approvals. 4. Within 45 days after receipt of the Planning Fees Board report, or within 90 days from the date of the public hearing (if the Planning Board did not The Executive Office of Administration and take 45 days), the City Council reports to the City Finance requires developers to pay an application Manager or the Mayor. fee amounting to one-twentieth (1/20) of 1% of the total development costs of the project not to exceed 5. Within 30 days after receipt of the City Council $1,000. This fee must be paid to the Common- report, the City Manager or Mayor reports to wealth of Massachusetts at the time of the submis- EOCD indicating approval or disapproval. cion of the application by the developer tp EOCD. EOCD has ruled that non-profit development cor- Approval Process in a Town porations are exempted from the required applica- tion fee. 1. Within 45 days of receipt of the application, the Planning Board holds a public hearing. (If there is Local Approval Process no Planning Board, the Board of Selectmen acts as the Planning Board.) The Chapter 121A statutes and regulations make several important distinctions between cities and 2. Notice must be sent to all abutters and published towns in terms of the local approval sequence. The in a newspaper of general circulation as noted for a basic difference is that in a city, the City Council city. acts as the local governing body and the Mayor or City Manager acts as the chief executive. In a town, 3. Within 45 days from the public hearing, or a however, the Planning Board plays the role of the total of 90 days from receipt of the application, the local governing body and the Board of Selectmen Planning Board reports to the Board of Selectmen. acts as the chief executive. In a town, Planning Board approval is required. S The Chapter 121A Approval Process 4. Within 30 days from receipt of the Planning pending agreement on one or more items which Board report, the Board of Selectmen report to may remain unresolved. EOCD indicating approval or disapproval. EOCD Approval Process Mandatory Findings After the local approval process is completed, the In both cities and towns, the approval of a Chapter municipality must transmit the following informa- 121A application must incorporate the following tion to EOCD: findings: ❑ Certifications which give evidence of the satis- ❑ That blighted open, decadent or substandard factory completion of the required local approvals. conditions exist within the proposed project area. ❑ The application and all relevant data including ❑ That the project is not in contravention of any any amendments which may have been negotiated. zoning, subidvision, or building ordinance or by- law or rules or regulations in effect in the city or ❑ The agreement which defines the total level of town. the tax payments to be made by the developer (the "Section 6-A" agreement). ❑ That the proposed plan does not conflict with the Master Plan. EOCD then reviews the developer's application as ❑ That the project is not detrimental to the best amended and approved by the municipality. Also to interests of the public or the city or town. be approved is a "Regulatory Agreement" between the developer and the Executive Office which: ❑ That the project is in the best interests of public safety and convenience. 1. Sets forth the project cost and method of financing. ❑ That the project is not inconsistent with the most suitable development of the city or town. r Requires compliance with all applicable rules and regulations. . ❑ That the project will constitute a public use and benefit. 3. Limits cumulative annual return on investment to 8% of the amount invested in the project. LJ That the relocation plan (if required) is satisfactory. 4. Mandates the payment of the excise as prescribed. After having made the mandatory findings, municipalities will prepare an agreement with the 5. Provides that the project's books shall be open developer (the Section 6A contract). This contract for reasonable inspection. will specify the duration of the agreement, set forth the schedule of any payments above the statutory 6. Specifies construction, maintenance and manage- minimum and incorporate special conditions which ment requirements. have been negotiated with respect to parking, resi- dent employment, exterior design treatment or 7. Requires the prior approval of EOCD in the other aspects of the project. event that the project is to be transferred, assigned or sold. II Municipalities enjoy the discretion to conditionally approve an application or to disapprove with the The Secretary of Communities and Development stipulation that the application will be approved may conduct an additional public hearing on the 9 The Chapter 121A Approval Process application if EOCD determines that a fuher Condominium m Requirements hearing is warranted under the circumstances. The Secretary must conduct a public hearing if The statute applies the following special conditions requested to do so by a petition signed by at least to the approval of condominium construction under 25 tax-paying inhabitants of the subject community. Chapter 121A: Issuance of Approval or Disapproval 1. The conversion of rental units built under Chapter 121A to condominiums is not allowed. After EOCD has determined the disposition of the application, the Regulatory Agreement is executed, 2. The developer must be a corporation. the letter of approval is issued and the formation of the Urban Redevelopment Corporation can be 3. A project must be comprised of 50010 rental approved by the Secretary of State. EOCD must, at housing. this time, also approve any request for the exten- sion of tax benefits based upon the provision of 4. At least 50% of the rental units must be for low- amenities. income persons or families and not more than half of these units may be for the elderly. If a project is disapproved by EOCD, the reasons for the disapproval must be stated in writing and 5. The leasing of condominium units as rental units changes may be suggested to meet the objections. If requires EOCD approval.. the applicant proposes changes in the plan to meet EOCD's objections and if these changes result in 6. The profit on the sale of condominium units altering the submission substantively, the proposed must go into a guaranty fund and the same restric- change must be sent to the local chief executive and tions must apply to the buyer. a repetition of the initial local approval process must occur. Tax Payments If EOCD disapproves the granting of additional As indicated, Urban Redevelopment Corporations years of tax benefits based on amenities, the are exempt from the real property tax. Instead, reasons for so doing must be stated and the applica- these entities make three types of substitute tion returned to the community for a hearing on payments, the objections. ❑ Minimum Statutory Payment. Section 10 of the Appeals statute requires that Chapter 121A entities pay a specified minimum excise tax to the state Depart- An appeal of the approval or disapproval of a ment of Revenue. The computation of this mini- project by the Mayor, Board of Selectmen, mum statutory payment is explained in more detail Planning Board or EOCD, or the failure of any of in Chapter Four. This payment is collected by the them to act within the stipulated time, may be Department of Revenue but the entire amount is made to the Superior Court in the county in which later returned to the municipality as a "Cherry the proposed project is to be located. The appeal Sheet" distribution. must be filed within 60 days of the action or lack of action which is the subject of the appeal. ❑ Negotiated Payment. Section 6A gives munici- palities the prerogative to negotiate a payment above the minimum statutory payment. This payment is made directly to the municipality and local officials have wide latitude in determining the IO The Chapter 121A Approval Process amount of this payment.Chapter Four of this Eminent Domain handbook is devoted to a discussion of ways to determine the level of this payment. The power of eminent domain is available to Chapter 121A developers in order to facilitate the ❑ Excess Income Payment. Chapter 121A entities assembly of the project site. However, it has never are "limited dividend corporations" and, by law, actually been used in the implementation of a may earn no greater than an 8% return on Chapter 121A project. Eminent domain is not auto- investment. The statute provides that additional matically available and must be specifically payments are to be made to the municipality to the requested in the application. The Chapter 121A reg- extent that return on investment exceeds 8010 after ulations set forth the procedures to be used in the all other eligible deductions have been computed event that eminent domain is proposed in an appli- (up to the level of the tax which would be assess- cation and actually exercised in a project. able if the project were a non-Chapter 121A entity). A developer who fails to achieve an 801n return on Waivers investment in one year is allowed to make up the difference in subsequent years. Practically speaking, EOCD has the authority to waive any requirement this source of payment can be disregarded since few which is not mandatory under the statute or which Chapter 121A corporations exceed the 8010 limit and would be counter to the intent of the law. Waivers in fact many have accumulated substantial are granted only in extreme cases and requests for a difficiencies in the level of earnings. waiver must be fully documented. t Recent Chapter 121A agreements frequently include Judicial Review escalation clauses which provide for an increasing tax payment over time. This feature enables a Chapter 121A has been subjected to intensive community to realize a specified level of increased judicial scrutiny. The Massachusetts Supreme revenue over the life of a project. Judicial Court has found, in two separate opinions, (341 Mass 760 and 343 Mass 375) that the Chapter Duration of the Agreement 121A process is legally and constitutionally valid. The standard duration of a Chapter 121A agree- ment is 15 years. This period may be extended, however, by up to 25 years (for a total of 40 years) if the developer agrees to include certain "amenities" in the project. Among the types of amenities which earn an extension in the term of a Chapter 121A agreement are handicapped facilities, the employment of minorities or neighborhood resi- dents and the rehabilitation of historic buildings. Subsidized housing for low and moderate income persons is always eligible for a 40 year agreement. Limitations on Financing The statute also requires that no more than 90010 of the cost of the project may be raised by borrowing. This limitation does not apply to residential projects financed through state or federal programs. 11 ^�'r+xa�..' ash !.. L'Y ctt u' 'M s bi i; , K a k y 4� tee.. '•'moi a'4 ti �W �� bbLvt h� Ul, DK �l J 3z cN� , z all Madison Park, Roxbury,sponsored by Lower Roxbury Community Development Corporation,financed through MHFR. 12 Chapter 'Three The Framework for Negotiating a Chapter 121A Agreement The next chapter of this handbook will deal with overall long term impact can be demonstrated to be many of the technical aspects of negotiating equitable in terms of its costs and benefits to the Chapter 121A agreements. First, however, several community. There are no mathematical formulae suggestions about the policy and administrative which can yield a definitive conclusion in this dimensions of Chapter 121A are appropriate. regard. Nevertheless, local officials must reach an agreement which can withstand the test of public In most communities, the consideration of a scrutiny. Chapter 121A application is a highly visible and occasionally controversial undertaking. The nature ❑ Process. Statutory and regulatory guidelines of the process will, therefore, require local officials should be followed precisely in order to avoid time to be judicious in its use, and to be open and consuming and potentially troublesome backtrack- equitable in their dealings with Chapter 121A ing. Particular attentiveness to prescribed time applicants. frames for hearings, notices, and decisions is re- quired. A single professional person should be The following guidelines on general approach are designated as the manager of the application pro- designed to facilitate local consideration of a cess in any community which expects to utilize Chapter 121A application. Chapter 121A to a significant degree. This person should become thoroughly familiar with the Chap- IJ Openness. While the Chapter 121A application ter 121A program and should be responsible for procedure may appear complicated, local officials guiding the application through the local approval should recognize that the rationale for the systemof process. The maintenance of complete and accurate numerous checks and balances arises from a legisla- records at each stage in the process is also crucial. tiveconcern for the protection of the public Good records will protect the interests of both the interest. The framers of the process were particu- municipality and the Chapter 121A applicant. larly careful to provide for public hearings, for the disclosure of all pertinent financial information and ❑ Roles and Responsibilities. The statute and for judicial review by aggrieved parties. Local regulations assign specific responsibilities to a officials should conduct the process in this spirit number of different local officials. The local chief not only as a means for achieving compliance with executive, the City Council, the Board of Assessors, the regulations, but also as a technique for building and the Planning Board all have legally defined public confidence in and support for the proposed roles in the Chapter 121A process. In addition, project. some municipalities have community development or industrial development officials who may become ❑ Equity. Negotiating a Chapter 121A agreement involved. Experience has shown that problems and involves a balancing of the financial viability of a delays can occur when parties which have a legiti- proposed development with the best interests of the mate role in the process are not fully informed community. Local officials bear the responsibility about the application at the outset and are ill- of determining the extent and duration of any informed about the application's progress. While possible tax agreement in such a way that the not specifically required to do so by the regulations, 13 UJI�QIPSS SpeG�( �¢m,�'� Decision CITY OF SALEM I<,'S �I FACE ' PLANNING BOARD ZOO] SH' 21 A Wireless Special Permit Decision Petition of FiberTower Corporation For The Property Located At 1000 Loring Ave A Public Hearing on this petition was held on September 6, 2007. The following Planning Board members were present: Charles Puleo (Chair), Walter Power III., John Moustakis, Tim Kavanaugh, Nadine Hanscom, Christine Sullivan, and Tim Ready. Notice of this meeting was sent to abutters and notice of"thehearing was properly published-in the Salem Evening News. The petitioner is requesting a Wireless Communication Facility Special Permit under Section 5- 3, Special Permit Uses, of the City of Salem Zoning Ordinance, to allow for the installation five antennas on the existing mechanical penthouse located on the roof of the building located at 1000 Loring Ave Salem, MA. Cabling will run from the antennas to telecommunications equipment that will be located within weatherproof cabinets, which will also be located on the roof of the building. The Planning Board reviewed the application and plans submitted and found that the petitioner addressed the requirements of this section for the issuance of a Special Permit. On September 6, 2007 the Board closed the Public Hearing and the Planning Board voted by a vote of seven (7) in favor, none opposed, to grant the Wireless Communication Facility Special Permit for the location stated above, in accordance with the applications (date stamped by the City Clerk August 3, 2007) and plans last dated June 25, 2007, titled"FiberTower BOSFPI9, 1 Loring Tower, 1000 Loring Ave, Salem, MA 01970" (Sheets T01, C01=, A01-02, and S01-03) and drawn by Aerial Spectrum Inc, submitted and now part of the file. The Special Permit was approved with the following conditions: 1. The applicant paints the antennas to match the color of the building and the existing roof structures; the applicant; and his successors, shall maintain the paint on the antennas. This endorsement shall not take effect until a copy of the decision bearing certification of the City Clerk that twenty (20)days have elapsed and no appeal has been filed or that if such appeal has been filed that it has been dismissed or denied, is recorded in the Essex South Registry of Deeds and is indexed in the grantor index under the name of the owner of record or is recorded and noted on the owner's certificate of title. The fee for recording or registering shall be paid by the owner or applicant. I hereby certify that a copy of this decision is on file wituhe ite y Clef and that ay of the decision and plans is on file with the Planning Bo4rd:� ( rCharle ul,C#iairman 120 WASHINGTON STREET, SALEM, MASSACHUSETTS 01970 o TEL: 978.745.9595 FAX: 978.740.0404 WWW.SALEM.COM ! E° all i•®It Y . pis �� ' '�"� �"� �` �pppp pt1�p e �Y Y i Rv WO 16 a` t • Description1 Loring Tower View • of proposed • antennaslooking south • Courageous I 1,��■� 6 1 1 1r' 1 0 1 1 � 1 000000, 1 ■ ■ . ■ . j1 1 1 Iffl � 1 .� ..l. � + 9 1 � 11-! � • I.a. 11 l;.■ 1 —i ®—■ , 1 .e , r,� t 11 i i 11 1-_� , .. 11 1 ® fin■ � 1 � � ��i 1 1 .1 , r� 1 " 1 s 7 _ g 1 �I 1P �!! 11 1 1 1 1 i 'I 1 11 1 ■■ E�� 1 � 1 • !■!�� 1 . 71 ■ x 1 1 1 �� 1 1 1 1 1 „� goono 11 1.1 ® s � N6NFNaf1 1i �� T'� f '/_.jam ."^T-^.�as�v � ~ - 5`' y. •� r 1 • Description • • ■. , TME 171 1. .4,116"1 IIIA It1E1�,�■�..�► A!N y/�^,, �i!'I4' !1!*! 1f'! � !;llt .# 111t `.; ; 4 r. ter. T f�(A' l,e !"! n f • • F • Description • • APPROVALS FiberTower F.T. OPERATIONS DATE F.T. CONSTRUCTION DATE LANDLORD DATE BOS SITE NUMBER: BOSFP19 RF ENGINEER DATE 1 LORING TOWER EMARLBORGUGH TIONS DRAWING INDEX REV. LERICA. MA TAKE I-95 N. KEEP LEFT TO TAKE MA-128 N VIA EXIT 45 TOWARD GLOUCESTER, PROJECT INFORMATION CENTENNIAL OR EXIT- EXIT 28- TOWARD SUMMIT ST. STAY STRAIGHT TO GO ONTO CENTENNIAL SLIGHT RIGHT ONTO SUMMIT ST. TURN LEFT ONTO LYNNFIELD ST. TURN SLIGHT LEFT ONTO T01 TITLE SHEET 2 ON ST. TURN RIGHT ONTO CLEMENT AVE. TURN RIGHT ONTO HOME ST.TURN RIGHT ONTO SCOPE OF WORK: AN UNMANNED TELECOMMUNICATION FACILITY CONSISTING OF UGH RD. TURN RIGHT ONTO HIGHLAND AVE / MA-107. TURN SLIGHT LEFT ONTO SWAMPSCOTT IN UNMANALLING NEW CABINETS NI THE ROOF OF THE BUILDING AND (5) PSCOTT RD BECOMES DANVERS RD. TURN LEFT ONTO ESSEX ST. ESSEX ST BECOMES CORING MICROWAVE ANTENNAS MOUNTED TO EXISTING ROOFTOP PENTHOUSE. C01 SITE PLAN 2 ADDRESS IS 1000 LORING AVENUE AT LORING TOWERS, A01 PLANS 2 VICINITY MAP SITE ADDRESS: 1000MLORRIING0 tAA AVENUE A02 BUILDING ELEVATION 2 `l I X APPLICANT: FIBERTOWER „ SNemS:ffie- Stara m!-' 146 RANGEWAY ROAD Collage k 902 SUITE B S01 CONSTRUCTION DETAILS 2 a o ti :o"a! G- t --v BILLERICA. MA 01862 IntervalsR4 Y A A• '� • r. LATITUDE (NAD 83): N 47 29' 06.97" F SO2 SUPPORT FRAME DETAILS 2 ac� SITES , ` G o LONGITUDE (NAD 83): W 70' 54' 25.78" r' 4 e5l O�. it C JURISDICTION: ESSEX COUNTY .,c b°Il9 e° °a�' ? e4° LleTtblllE S03 ANTENNA MOUNTING DETAILS 2 s na/r.. ma, c:y`p, �, .q� CURRENT USE: TELECOMMUNICATIONS FACILITY "#.-'Sy 4 `"'-.` Y ti / ~ PROPOSED USE: TELECOMMUNICATIONS FACILITY svampso q 00 Le1111y Aye s. 5.�� 4(q ROOFTOP MANAGER: LORING TOWER ASSOCIATES ! GemHery- 5 Fpm `� 6363 N. STATE HIGHWAY IRVINC, TX 75038 a gF�'Gyd O0 yyy.A IA a4� C e hRQfaa r/ A~.Ptr�� 0 e°Gou�itst y R7 clubCY "`--yQ'. s n ..a°. c N SITE QUALIFICATION PARTICIPANTS . yIN . as a P Tu` a r pq ° ay rOMaANv bUNSEB yf12y > 1a 1'' tt Aarq A/E PAUL MUCCI AERIAL SPECTRUM INC. (781) 295-0818 IA V Ba Viev�ilV ^3 c v` - ©aa f • • 11 Num'`Aia •B1 R-- 129 LAKESIDE OFFICE PARK vaacmoxr smo 599 NORTH AVE.,SURE 8 1 LORING TOWER s 09/29/07 carsr INN eLMSLn A�KM'D FIBERTOWER WAKEFIELD.MAD1880 808817E NUMBER:BOSFP/8 FiberTower ' 0/2/0 CONei6U MaEMSFD x� Nuttal.(781)295.0818 I=�aaN°AVEtNe a m/19/07 AMM MR mxgau 11L° TITLE SHEETA a I A • fax(781)2850825 such, 2F o S e s x,u x 1°a� awNo ere "MNS !r .mm owsm!o re ranee Leve-mail bhirmingh=@s8riaNXICVum.Com 3041 701 2 TNFR lI c4110c LYpR�VE 1II '� �4Y t� I I \ WAY • a C V \ / 11-000e-o r p rBFO / S Cp � Ie ' f 1 ,i (15)mC iA4RAVC t0) I 1 � e a r AM®L ID.11-DD—, .-1 6363 NORTH TATE NAY ( e3B3 i�uiiiAmo NAY Ii ®PROPOSED PIBERTO EQUIPMENT IRHNO.in 35o3e i CABINET(TOTAL OF]) 1[QUNTFB ° 5[c RCRO IwoB SP)1 �-' TO CURB PLATFORM / ° '-- ' DO PIV LEGEND _ .—- LEGEND Wp S 44, �. / Gp� ZONING INFORMATION , IURISDICNON: CITY OF SN£M. ESSEA COI --- PROPERTY LINE-ABUTTERS \, - / g ZONING DISTRICT tYPE'. P3(RESIDENitLL MULTI-fANILY) \` ��•pF OIN[NSION EMISIINC 3 TOMI WULdMAf 181E \• A •� fR31R1O RAN) FRONT YARD$RBACn: 335' SIDE YARD SETBACK: 165 REAR YMD WRACK: ans' XXX ZONING 01I MINIMVM BNLDING NEW: N/A AA-AA-AA PARCEL of LOT MFA 90 M. � BS E PUN IS NOT THE RESULT OF n SURVEY. IT IS BASED ON SLTE PLAN T BO w BO Iw 20 deRNO BNLPND FIELD MEASUREMENTS AND SCALED AVHUBLE ASSESSORS MMS AT (ALL NEASUREUENTS ME IN FEET • UNLESS OTHERNSE NOTED) SALEM CITY HALL. ALL INFORMATION 5=2 IS APPROMMATE ONLY scA . T-.BD'-U- - (SETBACK$TO PROPOSED BRERTCNER EOOIPMENT) AND SUBJECT TO MY CONDITION THAT A SURVEY MAY REVEAL. PR6m901VE 9TMP LAKESIDE OFFICE PARK 598 NORTH AVE.,SURE 8 1 LORING TOWER 2 OP/25/OT WNSTRUCTION RBYISEU m as FDA, FIBERTOWER AWAKEFIELD,MA 01880 BOS SITE NUMBER:BOSFP1B tFiberTower i OS�31/o) ewuTRUCTION RENSEO MTB Be PLM IMut Eel.(781)295-0818 10on Lowno AVENUE 0 oe/reNT ISSUER FSR COPSTRUCTIWN •EB PW „M SITE PLAN A e R E A a fax 781 295.0825 SALEM.MA Olen •P fl C T R Y Y ( ) Ib R9ReR,39 AdP 1q DAM Rfl1a0N4 BY, CNK P'0 NB x0. ONanO MEe MMBw RV, e-mail hhirmingham@eerialspacmlm.com B YBROA MA RIm1 scull As sHoRR oBwAlEe •TB ORA•N %Me � 3041 C01 2 PROPOSE FIMTOM EOUNMETR PROPOSE POWER 4 TECO CaMw CxmivG rm N/TMN lCCnt!'D�AN CtlAIPpIND iTO PR roTAL OF 31 NOYNIED RUN ON PROPOSED SLEEPERS p, (Trp) (X5T/NC GLIS.7R POWCR& CURB IFDIY2 T%T8 808 AT GROUND GN£[ (]YP.J )CGCG PANCGS A]CRLN/NO GC✓CG I � "T" h It CXSW V£RTFAL G IE7AAY(TYP.) a fXIS7" II a E]RAY (XP) /ro0!HATCH 10't It (TKp) (NP) O PROPOSED POWER COMUT RUN ON PROPOSED ❑ It SLEEPERS TO MEET PROPOSED VERMAL RUN TO �L } BUEILd�EXXTTERIORPOUND. CON�TO PENE�TE AND RUN THROUON DROP ❑ o + II MUM DOWN HAILmY TO MECHANICAL ROOM !X/51rNG FAN(W) } PROPOSED MOD CONDUT RUN ON PROPoSED fN/STING SLEEPERS TO MESE PROPOSE VERm`L RUNro D aCONDUIT G RNN FX67 PANE/ (E) CNCUILAX TELCO PANEL AT GROUND LEVEL ANTENNA (TYP) O 1 CASTING j G&fTRaY()YP) N T m } CASTING + ^ SLEEPERS TOM NACOA RUN SI VERrZON LENDING TO ELEVAMR PENTHOUSE SMYTER } EXISTwoPROPOSED SWPORT PO O g CWeO(H>RUN FOR COAX (TOTAL OF 2) ®PpOPOgm FlBEAfOWDR EOUPMENf ❑ } NBINET(TOTAL OF 2) WoRm 2 TO PROP CURB PLATFORM 813 PROPOSED SUPPoRt POSTS . } FOR COAX (TOTAL aF 1) 2 lXSTMC GROUND 1000 ❑ ❑ / I COWNSPLW] PROPOSm CABLETMY ON sIFEPQtS ro O A02 501 HOLD COAX RUN UE DING TO ELEVATOR 1 O PENTHOUSE EXSZIC HVAC UNIT O &O TWORK(NP) 1 1 CXSRNC STNRNE[G PCNIHOUSC 0 EXISTING T-"llf d "sr CbSTiNC 9aRNCGG MOUNTED ANTENNA (NP. Or 6) PENTHOUSE \ 1 \ � EASING t \\ I PENTHDusC \ 1 \ fXSTING PENTHOUSE \\ L �T(D 0 \ V K \ PROPOSE WER 3"rx/rT asH DISH ANTENNA NA NOUTo \ p Q AMENNn (RftOW) \ , FXSRNG PENTHIXSEWA WALL \ BELOW YETK FLl9NiN0 \ O O £XSTAW'PANfG \ A w'm (NP.) \ Q Q CXIPENT OUSE OO O O \ CbNNFy 0 PROPOgO CNS ro PoIN UP AND \ �� EXST/NG Y-N Lr N/G/N 057RRBU Mp AND ALONG PENTHOUSE WALL TO PROPOSEDW 0•Y DSCONNECT p CX/ST/NG WAC U.7& p NIIFNNAS � Dt TMORK(NP.) OCL IXmHK'T-NOBILC IOUMNCM O �IMUR, EXSA�NZCWA WHIP ROOFTOP PLAN Ie a le g2 ea ANTENNA pYP a<a) 1 � SCALE; 1•-te'-O• ME1115111111111 PROPOSED FlBERTOWER 2'0 EX/STING n AC UN1TMSH WENNA MWN= TO ®EMMNC PENTMUSE WALL (Trp) I BELOW METAL MS M (TOTAL OF 4) EQUIPMENT LOCATION PLAN �� a 2 a e a LAKESIDE OFFICE PARK IWosESRowL srNo FIBERTOWER 599 NORTH AVE.,SURE 8 1 LORINO TOWER z /v/DT corvsmucnary IaWSED tt BB PLM "' WAKEFIELD,(781) MA01880 808810E NUMBER:A 808FPt8 kFiberTower 1 �/2 MT cansmucTary REWsm wLc °`" tel.(781)295-0828 1000 LAPoNG AVDIOE , a/1ep, ,,,,eD FaR CONSftNORgN ,� P,,, $ PLANS A e p L A L fax(781)295-0825 SALEM. MA Dlem r •P e C T R Y M e� atl bbI mingbemOeerlelspecbum.cdn Rff 11Qm NO ONE REN90H9 BY CHK P'0 f SK w duwK PAa xLeaRR pev eXtExIG,w oleo 6CALE AS SHONN OEROI6D YA.O NUWN MO 3041 A01 2 - PROPOSE)FIBERTOWER 2'P)IFI ANTENNA MOUNTED TO ].B Exww PEmHM15E WHL BELOW METAL FLASHING SQ+ (TOTAL OF 4) OPOSEp FlBERTOWER EOUPMENT®j CxI5TiN0 P[MNq'/SE PROPOSED FlBFRTOW/MMU NTENNA MOUNTED ro® CABINET (TOT01 OF 2) MWNifb CMMN£Y EXISTING PENTHOUSEMETAL FLASHING 5)I TO PROP SED WRB PLAllnxiM EX/ST/NG PANEL EXSTINO)ISN —EX57110£AN(TVP.) ANTER (T/P,) AH7FmViPROPOSED G.OF FlBERiOWER MSH ANIFNNAS PROPOSEp CABIEPERS ro ESfKL>CR Il pMON AYJOITOP — NOLO COAT RUNELEVATOREL 11)Y AML. _\ PE OUSEPROPOSED TELCO COMMIT RUN ON PROPGS PROPOSE)CONI m PUN UP OND ALONG PENTNOUS7SLEEPERS ro MEET PROPOSED VERIIGL RUN TOEn STING CHIMNEY LEVEL v 1 PENTHOUSE WH.TO FROPOSED ANTENNA (E)CNOUIAR TELCO PANEL AT GROUND LEVEL iDEL. 129'-4 t AGL. EXIS71 G HVAC UNIT& _____Ex DLGPENTHOUSE LEVEL0 EXST/NG T-MOBILE a9LUST P��'mEL. 120'-4'3 qOL.MOUNTED AM£NNA (TYP O£6) POSTS FME 502 (TOTAL OF2 EXIST/NO T-M ,C EQUIPMENT ___-_ EMSTINC STNRWELL LEVEL EIll'-4".. P.G.L. Ex15_7INC ROOFTOP LEVELe EL 103'-4'3 A.GL PROPOSED POWER CONDUIT RLN ON PROPOSED BLEEPERS TO MEET PROPOSED VER PENETRATEe BUILDING EXTERIOR AT MECHANICAL ROOM FLOOR EXIST/NG VERTKAL G STRAY- BfN/ND EX57IN0 C/NuULAR POWER& TELCO PANELS ------------ __- _ GROUND LEVEL) EL. 0'-0°3 A.G.L. flOPoSm PONER CONDUIT TO RUN ABOVE DROP CEILING IN HHLWAY TO MECHHUCAL ROOM 1 SOME EXISTING ROOFTOP NORTHWEST ELEVATION �� ') D s +0 20 40 EOUPMENT NOT SHOWN FOR SCALE 1".10'-0" SUBJECT EDUIPMENT COUNTY. FWV®OWL FAVP LAKESIDE OFFICE PARK FIBERTOWER 599 NORTH AVE.,SUITE 8 1 LORINO TOWER 2 0s/25/07 CONSTRUCTION ROOMED so BB PLN WAKEFIELD,MA 01880 BOB SITE NUMBER;BOSFPl9 tFiberTower + /°+p' `°�'�`°� `° WTD SO PUh �" BUILDING ELEVATION tHl.(781)295-0818 ImD LORING AVENUE D De/ts/0T Issum FDR consmucnaN raD Ba xM • e N T A L fax(781)295-0825 SALEM.MA G19m 1.wNapAy e P. a W s em Ran N0 am Reasons w no Pro NaR9NWG was RUNaR • e-mail hhirmingham®aerlelspectrum.com ..... w stSCALE As$HOYN DESIGNED, LTRANN D 3 3a.041 A02 2 2 NOTE ' rr5iw vem,Pusr�eE camalrrzP 1. SUBCONTRACTOR SHALL PROMCE A 40A,"%.V, 10, 6OH2 SERVICE 1 5/B' n 1 5/8' UNISTRUT Pr uxm F'K'KA r'rte,ao�' NOTES: FOR NEW OUTDOOR POWER CABINET. (OR APPROVED EQWL) cps /� w mros 2. SUBCONTRACTOR SNA1 COORDINATE WITH UTILITY COMPANY BEFORE PROPOSED STAINLESS STEEL COAX AND MIN. 2 3/4' EMEiEDONENT INTO BRICK 1. CONTRMNR TO VERIFY PENTHOUSE THE STANT OF CONSTRUCTION. POWER ANO TEUm ONE CONDUIT SHALL UTILITY CONDUITS W/STAINLESS STEEL 4•V4•pW: Aye, e'-4'ANTENNA MIXMTING WALL SYSTEM Mon t0 CONSTRUCTION. BE PROVIDED AND 1NSTAUED PER UTILITY REQUIREMENTS. ANDREWS SNAP-IN COAX Hmam (TYP.) I'-a'TO PIPE NICROFLECT PART/ B1003 2. ALIGN 12' APALING OF MOUNTING BRACKETS INTO sD P RA XILn EACH THREADED ]. FOR COMPLETE CABINET INTERNAL WIRING AND ARRANGEMENT RF3IIi ROD INLO A SFI+EPAIE BRICKS TO DRAWINOB PRONGED By NANUFACiVRER. RUBBEREMA '81851 4.ALL SERVICE EGUIpWMT AND INSTAUAnONS SHALL COMPLY WI1H THE RUBBWi O PFMEIRAIE INTO BRICK FACE(NOT N.E.C. AND UTILITY COMPANY AND LOW.CODE REOLI1�31ENi5. ��) MOROFLEGT SMNDWD WALL 5. SUBCONTRACTOR LLMC FRONDE EtECTIWCAl SERVICE EQUIPMENT (E)ROOT MOUNT PART/ 82015 OR (21 1/4'1.1 I/2'IG Appgpvm EQUAL WITH FAULT CURRENT RATINGS GREATER THAN THE AVMLABLE FAULT H T HY20 NOHr5 CURRENT FROM THE POWER UTILITY. OR ENxMI CONDUIT 9wG,1�i eE SNGLE CCO NAND nxtoa YIIOWRING AWC ANDNTUBING OR IARGEA).4�NU12 FISERTOWBR ANTENNA CONDUIT RUN ON ROOF ] OIL RESISTANT THHN OR THWN-2, CLASS 8 STRANDED COPPER CS : N.. . _ RATED FON SOC (WET AND ORY)OPERATION: LISTED OR LABELEDCIDWELD )I'SS TREADED ROD IN HILn MT THE LOCATION ONO RACEWAY SYSTEM USED. HY-ISO ADHESIVE (M. OF 4) RADIO AnBCW 1'} NEW ANTENNA GROUND BNED ATTACHMENT DETAIL T ® �RTOM� "�""A 42 AWD ® (TOTAL OF S) DIO[x nc rIX .' BUKD/AC'S EXTER/OR WALLcaauvo ew -BR/L'K EACADE 5/8' DM HILTI HD HY20 EXP. IVResTONER EDIRPMENT CABMEN ANCHORS OR EQUAL (TYP,OF 3) C(9LE TRAY OEIn. EMBED.OFPiH 2 ]/47 8U . 4 LOADING DEPTH. CABLES WITH TIE-WRAPS SURGE ARRESTOR W OR STAINLESS STEEL CWUP EVERY 6 FT. CABINET GROUND GAP1 5/8'. 1 5/8'UNISTRUT LMR CABLEAT 4' SEPERATON CO CABLE TRAY (OR APPROVED EQUNJ AS REWIRED TIN COVER PANTED TO TO DISH ANIEMRAIAr�C�LET FOR EIEC., TELCO MIO GROLINDINC MATCH EXISTING BU6DINC TOLD WWW1N CI-X TO HALOCONOUrtNLESS STEEL HANCER (TW)NOP-IN M�T1ITO3/8'TO 'X1'2. LONC /LAOS'$CR/2 AWG LMR CABLE CONDUIT RUN DETAIL 4 5 sCAIE: w.i,5. PLEGEN PAD TO RT 12 AWG 12 ROTES. 4'X 4' X 24' 1l nMES MICROWAVE CDA% CABLES, QIOONNH CONNECTORS PVC SLEEPERS EVERY V APART AND GROUNOING KITS ARE TO BE USW FOR ME INSTAUAMIK. 2. ALL CONNECTIONS TO BE CAOWELDED OR DOUBLE HOLE IDG. -EVER(OTHER SLEEPER FILLED WITH CONCRETE TO PREVENT MOVEMENT GROUNDING DETAIL / \ BOND (GROUND) EVER SECT ON Of OB�MEWNTINO CABLE TRAY TO EACH OTHER SCALE: N.T.S. _ F- - — — — CABLE TRAY DETAIL e rx5lmc cA.cuaa taro a n SCALE: NITS, - .1]fiaW/M(Ma LLWMLwO I 5/8' DM HILD HIT HY"EXP. 1 S/8'. 15/8' UNISmUT NRCHORS OR EOUAL(TYP.) AT 4' SEfERA/8' 86 BLOCK (-' — — — (MIN. EMBED. OEPM 2 ]J1, TION (OR APPROVED EQUAL) T MICIMftECi STANDWD WALL sOt APPROVE ED QUULL 015 ON �[YSJYA C<(CR.Ge SWMLf I! II exaexY.na M[� aro, s "a -4", TU frvf WALL -9 i >NMK NTL/7Y BR.CK EgGgDE PROPOSED STAINLESS STEEL ANI CCA%AND PROVIDE AND V. CIRC IT AMUFFNDRE CONDUITS W/ AX HARD STEEL US'P STD.. e'-4'LONG i1 CABINET L — J GOA, TER IN TH, CIROUR ANDREWS;SNAP-IN COAX HrWGER (TVP.) M7MNVk MOUNTING PIPE EQUIPMENT — BREN(EIR IN THE EXISTING NICRORECi PART/81003 CABINET SPARE LCAIiON O or II cAsNNM #24 AND COAX RUN DETAIL 5 SCAM' N.T.S. f3) oa, (1) /TOG N i% t0 CABINET (e) vecL BEAU()YP) (2)N'W.1 W W. DVIU BOLTS MOLE: ® e 1. CONTRACTOR TO VQCFY EXISTING FlELD CONDITIONS PRIOR TO CONSTRUCTION AND I MUST CEASE YORK h NOTIFY ENGINEER I[ IMMEDIATELY OF ANY DISCREPENCIES. (2 AWG sLIPPlEA1WTA1 EQUIPMENT 11.. OOVARAM IS TYPICAL OF INSTAL G 1 ONE CPBINQ. 14y'GnLV. PED00 ONISiWIr ROUND CONDUCTOR TO EXISTING 2. PRIOR r0 ORDERING PARTS MO INSTAl1AlILIN, CONTRACTOR EOUPMENT GROUND BM LOCITON OFOPROTOSED ADNTONAL SYSTEM PME14r.MR AND STAIAIDNANOETBWS STEEL Ii TO WMFY "am (PANTED ANTED SURROUNDINGS) OF CAB L IA4. TYPICAL INET POWERITELCO DIAGRAMS r1 SCALE: N.T.S. IN CONDUIT RUN DETAIL �� ANTENNA MOUNTING DETAIL a SCALE: N.T.S. $CLEF N.T.S. PRORDERINAL STAIN LAKESIDE OFFICE PARK FIBERTOWER 599 NORTH AVE.,SUITE 8 1 LORINO TOWER [LE 06/25/07cwISTRLX:T1ox REVISED SO ea PIM WAKEFIELD,MA 01880 DOS SITE NUMBER:B0SFPl9 tFiberTower 011/21/0, CONBTMICnON RENSW VAO INS PW tol.(781)295-0818 1000 LORING AVENUE oe/19/0, MSIW FOR CONSTRUCTION TEDD Ba PIM CONSTRUCTION DETAILS SAM,W 018,0 • e R L A 1. fax(781)295-0825 116 nwon.Y!qrp PATE REWSIGxs Br GHK 'D +ae w. w.IIMD PAr mR®1 rRv r W e T W u r e-mall bb ham(�Ber)e cam IT() Iapechum' eMD1KA 6Aa SNOWN QERaNm WLD DRAWN WTO 3041 Sol 2 PROPOSED 4.0.0/4'DALY. 4v) 36.5' NOTES: STEEL MIGIE(TP. OF 2)BOLTED 1. CASMETS AND CURS PLATFORM TO BE LOOTED TO CONCRETE SLA°DECK W/ (1) CENTRALLY OYER (E) W12X22 STEEL BEAM. 1/2'M Hun HIT HY2O W/SUEVE AT 2' EMBEWNENT INTO 2. WHERE ROOF PENETRATIONS ARE REOUIRED, THE CONCRETE OEM--\ EM CONTRACTOR SHALL DONTACT AND COOROINATE RELATED BOLT LOCI FOR MOUNTING SKID WORK WIN THE BULGING OWNER AND THE EXISTING {) ROOF INSTALLER. WORK SHALL SE PERPORNED IN SUCH PROPOSED 3/4"COX EXTERIOR GRADE TAP. OF 3'-fi' (BASE MOUNTED i°W000 {x10 WIN i/2' A MANNER AS TO HOT VMD THE EXISTING ROOF PLYWOOD PLATFORM FASTENED TO DIA. LAG UNE AT 4- OD 4XIO WI fi n' 4x10 WITH BW NARIS AT e'O.C. 3. CONTRACTOR TO VERIFY EXISTING CONDITIONS AND MA 000 h1IOMWIN UG STEEL 2' KID ED, MY NOTIFY ENGINEER OF Y OISCREPF IES IN N `8 E FIELD. (4, D1EMBEDMENT) DOLTSQ ALTALH STEEL ANGLE (LLV) TO 2•x4' as' NEOPRENETWASHOPEN ABOVE G PE MSER WIN (2)1/2• DIA x 3• SLON 1•-2' LONG LAG BOLTS (RYP. OF 2 WA 24 GA GALV STEEL METAL CAP FLASHING CONNEC110N) SET °VER 30 W. BWIGMG MELTS. PROPOSED FlBFATOWER CABrET NRN DOWN FAX Of BASE MINIMUM 2' (TOTAL OF 2) 4x10 CONT. WOOD BASE AnAOH T°CONCRETE SLAB V-7" O 2'-4" GBMET MOUNTING SKID BASE FLASHING. EXTEND TO TOP OF BASE O AND BEYOND TOE OF CNIi STRIP MIN. B" CURE PLATFORM FASTEN TO CORE AT B'O.C. MAX. (TO K OF 2) _ WO°U CANT STRIP ON 8° N/JLS AT°'D.C. ..__ _ dBRANE SLASHING J Q �� (E)ROCF/NG MEMBRANC 2A4. MEMBRANE CEMENT PER ROOFMG MANUFACTURERS SPEC. 1 POLYURETHANE EIASItumC SEALANT I I II I PROPOSED 4'x1e�0�.'e PT— -.'VcocwTf TIMBER CURB "1'. OF 5) PROPOSED SIMPSON A35 GALV. ----- - Q OVER CORK ACOSSSTEEEL STEEL CONN ECtOR (TYPE. OF 6) 3' 0" (2)1/2 STEEL ANNE TO 4x10 WIN (2)I/1'DIAL x 3'LONG LAG BOLTS. L4'x 3'x 1/4'x0'-6'STEEL ANGLE(LLV) (F) 3'CLYX'RE](SLAB OVER BOLT TO EXISTING 3'CONCRETE SLAB ON - WRRU hfO STEEL (Il 1/2'N HETI HIT HY20 W/SLONE PROPOSED CURB PLATFORM(—' (E) Wr?x?a STEEL MM(]Ya) I2 EMBEDDMENr INTO L RETE SLAB) SCALE: 2"=1'-0' - '� 2x10 WOOD 401ST WtATE PER PUN SECTION AT CABINET 1'2 \ ATTACH TO 4.10 WOOD FRAME WIN SCALE: 1'-1'-0' (1) SAMSON A35 GLV.STEEL CONNECTOR PROPOSED 10•-10"x14'-0•LEASE AREA m ACCOMODATE CABINET (E) STEEL .lasts(suPP ru DETAIL AT PLATFORM CIU 3 MORN EMANCE BY IORIZOMAL BRIDaNG - _ ?'-B-ac.. wr sop,) PPE GP SCALE:3'=1'-0" I � II II II I I (C)ROOF EOCE III 13 MIN. CLEARANCE I (E) M!?x?? STM BEAM QYP) I I J,-Y' I (C) W11x 16.5 BICC[ BEAM 19' 3 1/1' SCE. W _ I O.C. (STP.) � SUPPORT %a RRTAP IL 6•HILN mil'WITH CAP I m 10 F- — — _ OKD➢6G EUSTO-fOAM RAwWG (E) ") 33 COLUMN(]YG.) I II IMIBP.VE °G°EDEN VP SEAUNT MIN l I o PROPOSED WR&--� ED oRlEm 1. PLATFORM (TOTS OF 2) I II I S>�Y/m1U20 HONER) �n NI 0 MXCIRIE 3' MIN. CLEARANCE /t prl M( BOLLS AT 1'dBFGMIEM d W/1q/�2'4 NY10 11 ( (M.OF 4) 4 e BO 5�42 Da"DOWRM L— -------- ------- J \(f) CM 'Xg 6 e { Q WAP. RATE NOTM, ES I.FOR USE TON SOUNIf OR RECGNCIAM 3. A DOUBLE 2RAPNI6 OF UNCURED BAtt046N t 4'-0- (E)3'CONCR£IC SLAB SIRIILTIH6Ud STEEL MIND MIX ROUM)ED FL26WH0 a R OUPID ON STWICNPAL!TEFL comm n1Blr MI14 A CORrR RADIUS LESS THAN 1/4•. OVCR CORRUG4]ED 2 UNWED OASIS-Far FLA WG WRAPPED 4. A HEAT GLH MUST E USED MITI TOM (F) GROV. ROD I I - STEEL MIW&O TUBE SHALL HANE 3'Mr"RUE SFU(E. swnl- Y FUSXWG •. .. .. PROPOSED FMERTOWFA EQUIPMENT CABLE POST DETAIL ( \ S IDLPSMIINff OF rleff N15t XOT glEEO IBPF. CABINET ORAL OF 2)MOUNTED e SOLE: N.T.S. PROPOSED SUPPORT POB N To SED CURB PLATFORM CABLE BRIDGE POST FLASHIN OEQUIPMENT PLATFORM SUPPORT PLA G DETAIL �1 8 FOR COAX (TOTAL OF 2) SCALEt N.T.S. scAls:8'-r-D. wwo LAKESIDE OFFICE PARK FIBERTOWER 599 NORTH AVE.,SUITE 8 1 LORING TOWER 2 06/25/07 caNSTRLAAON REVISED m as PIX 1A''M WAKEFIELD,MA 01880 SOS SITE NUMBER:8OSFP/9 1 °6/21/G7 coWS—nm REY4RE0 '� BB PUM wa SUPPORT FRAME DETAILS toL(781)295.0818 IDOO LORING AVENUE tFiberTower 0 06/12/07 ISSUER FDR CONSIROC116V MG es PLM SALEM.W 01270 A E W t A L fax(781)295-0825 146 MNOpMY RUe NO are REWSHMS BY CHK •D JW MP ORwdi P"RMM6H1 RN EPEE eYWMr WAIce • B-maN bbirmlrlyham®aelielspectrum.com auaKA w D1662 SCALE As sNovWl oESWIED NEST DaAWYI MG `"-..N 7048 S02 2 PROPOSED flaERTOWFR J'W DMH AN/ENNA MOlM1ED PROPOSED FlBFFIOMFR 2'0 qSX INiENNA ®j TO EOSONO PENTHOUSE WNL BELOW M M MOUNTED M EAMTNG PENTHOUSE WALL BELOW®j METAL FLASHING (TOT&OF 4) MSMING PROPOSED FIBEAmWER TO DISH AMENNA MOUNTED M EIMNG PENTHOUSE WALL BELOW 501 METAL FLASHING (TOT&OF 4) EXSRNG PANE[ IW7fNN4 (J✓P.) E%ISEICHIMNEY LEVEL 0 —EL.L. 1124'-4 f AAL. PROPOSED M RTOWER J'0 dSM Wi ANTENNA MOUNTED TO EAMTMG EAISTING CHIMNEY LEVEL i> SOI WNL BELOW METK fUEHIM 124'-4't A.G.L. jH PFNiNOUSE CX571V PAN£L o _____ ISTI NG PENTHOUSE LEVEL 0 AW&M (07 EL. 120'-4'4 AG.L. _ElIST11NG_PEMHPQU LEVELO PROPOSED¢,,OF f�ERTpWER DISH NNTENWS EL. 120'-4't A.C.L. C-1 AG.L, fX57M XSH ANTFNNI (r✓P.) 11 1p 11 FF 11 PROPOSEp OF FIBERTOWER dsrN AAITEINHAS CX571A D5H EL 117'*AG.L.-—-—-—-— AAnzHM (NP.) EX/STING DOWNSPON (NP) ®PROPOSED COM M RUN UP AND AI IN ALONG - _ _ _ _ —_—_ _HON M LL PENTHOUSE WALL TO PROPOSED AME/NAS EL. 112._4..* A.Gi. _ _ 0 fXSr/NG r-MDBAE WILIN 067RIBU710N BOX AND PROPOSED CONI TO RUN UP AND ALONG ____ EAISTINEMACHI9I RQQM LEVE DSCONN£CT PE FHCUSE WNL M PRMOBFD ANTENNAS CXSJ/NG r-MOBILE UTnO✓D/9R/BNION EL, 112'-4"3 A.C.L.e DOX AND D•SCOVWCT Exrsrax caar Rues EX/STINO WAC UN17& CX5T/NG 00NISPOW DUCDVORK(T"..) (NP) EAISTING ROOFTOP LEVEL 0 EL 1O3'-6 3 A.C.L. ING__ftOQfTOP LEVEL EXSRNG HVAC UMI k EX/$r/NG FLASH/NG 4 EL. 103'-4't A.GL.b DUCTWORK(NP) FX/5T/NC f[ASN/NG ELEVATOR PENTHOUSE-NW ELEVATION 1 ELEVATOR PENTHOUSE-SW ELEVATION 2 SCALE:K"-1'-0" SCALE:1f°-1'-0" D 2 4 8 18 4 0 2 4 B iB PROPOSED MIERMWEA To DISH ANTENNA EXIST/W WH/P MrEmA (TYP.) MOUNTED M E2MDNO PENTHOUSE WNL BELOW 501 AST&FLASHING(TOTAL OF 4) .MfTIETI�C.MI�Y_LEVEL______ PROPOSED FIBERTOWER 3•0 ow ANTENNA 1 OUI PEL. 124'-4'* AG.L. TO E%MRNO PENTHOUSE WALL BELOW METAL m1 FLASHING EX51/10 PANE( m ANTENNA (7YP) _____EAISTING CHIMNEY LEVEL e EXISIO.0 PANEL EL 124'-4't wOL. _ AN74MA OYP) EMI_PEN7HOUSE LEILL 0 PROPOSED FIBERTOIII 2Y DISH ANTENNA -' EL. 110'-4't PGL. mi NOUNTEO TO MOND PENflHOLMSE WNL BELOW MET&FLASHING (TOT&OF 4) EXISTING PENTHOUSE LEVEL 0 PROPOSED- Of FlBFRtOWER 0191 ANTENNAS EL 11]t AOL EXSTING A'SM PROPOSED OF FlBERTOWER DMH ARIENNASO ANTCNNA OYPJ _—_EL 11]f AG.L. PROPOSED COAX M RUN UP AND MONO PENTHOUSE WALL TO PROPOSED AMENNAS 1 EAISTING MACHINE�. ROOM_LEVEL____112'-4'* AG.L. Ex5T/NG t_"ItE UIIL/N 05TPoBUT/QV B AAD - 06CONNECT EX/5I/AG MAC W7& - - - - - ____EA SNNC MACHINE ROOM LEVEL DUY'MORK(NP) EL. 113'-4't PGL. <xSTAC NVAC UNQ S C"STM/G CD4x RUNS DUCTWORK(NP) fX/51/NG M4CHlNF/ELEVATOR PROPOSED CWf TO RUN UP AND ALONG �S ROOM ACCESS PEMHOUSE WNL TO PROPOSED ANIEFINIa 1 ___ E%ISiINCROOFTOP LEVEL 0 EL. 103'-4"t A.O.L. ______EXISTING ROOFTOP LEVEL 0 EL. 103'-4"3 AG.L Ex5)iNG FuSnmG fXIST/NG![ASniAG ELEVATOR PENTHOUSE-NE ELEVATION_ ELEVATOR PENTHOUSE-SE ELEVATION 4 sciLF:k°-M•-o• - SCARE:x._1._D. _ . 44 a is 4 2 4 a 16 PMMsmaw.2rNP LAKESIDE OFFICE PARK FIBERTOWER - 599 NORTH AVE.,SURE 8 1 LORM11 TOWER I N/2B/07 coNsmucnaX REVIED s ea Pw WAKEFIELD,MA01880 B08 SITE NURSER:BOSFPt9 W oe/21ro7 pmuTRucnon REVMED wLD ee OLA "'L` tel.(781)295-0818 1000 LOSING AVENUE aa FiberTower „ero> IBAND FOR C01151g0CTl0N M10 as PM ANTENNA MOUNTING DETAILS A e a 1 A E fax 781 295-0825 SNE11.MA 01270 � ) +e Rwm.Ar wn GATE aEMsons ar aH •D B ue xa DRAmw PAa rAmm RTN • e-mail bbirminham(Maerlelapectum.can eMD1WA�M°21m2 As snowN DEswwED xL0 quWN LaG ,7041 SOJ 2