Loading...
1 WATERS STREET - ZONING Diane Benoit From: Diane Benoit Sent: Friday, August 10, 2007 12:14 PM RECEIVED To: 'bill.gage@state.ma.us' R w Subject: EOEA#14060 - Black Cow Restaurant, Beverly, MA AUG 1 6 2007 DEPT. OF PLANNING& Mr. Gage, COMMUNITY DEVELOPMENT Please consider this a request to extend the public comment period for the above-referenced project for a period of 30 days. The comment period will now close on September 11, 2007 and a Decision will be issued by September 21, 2007. Thank you for consideration of this request. Diane Benoit Hayes Engineering, Inc. (781) 246-2800 1 Diane Benoit From: Diane Benoit Sent: Wednesday, September 26, 2007 10:21 AM To: 'Bill.gage@state.ma.us' Subject: EOEA#14060 - Beverly Harborfront Project(Black Cow Restaurant) Mr. Gage, This e-mail is to confirm our phone conversation that the above-referenced project has again been extended. The comment period will now close on October 15, 2007 and a Decision will issue by October 25, 2007. 1 appreciate your cooperation on this project. Diane Benoit Hayes Engineering, Inc. (781) 246-2800 RECEIVED SEP 2 7 2007 DEPT.OF PLANNING& COMMUNITY DEVELOPMENT i L SUPPLEMENTAL INFORMATION Environmental Notification Form EOEA #14060 Beverly Harborfront Project (Black Cow Restaurant) 1 Water Street Beverly, Massachusetts September 25, 2007 HAYEB ENmINEERINGINC. Civil Engineers & Land Surveyors 603 Salem Street,Wakefield,MA 01880 (781) 246-2800 phone, (781) 246-7596 fax NEW PROJECT DESCRIPTION The project site subject to this ENF ("ENF parcel') includes: a) a proposed lease parcel of approximately 41,668 square feet encompassing the concrete pier and upland portion of the City-owned waterfront site at 1 Water Street; and b) an existing 28 slip recreational marina--....,•---..-.- "'""-"""""""'arid"a small marina manager's building. For context, the City also owns two properties adjacent to the project site. The Ferry Way Landing is a small park immediately to the west of the subject parcel and a third site houses the Harbormaster's Office and repair shop as well as a public pier and commercial marina. They are shown on the enclosed plan entitled "Schematic Site Plan, Beverly Harborfront Project in Beverly, Mass.", Scale: 1" = 20', by Hayes Engineering, Inc., dated September 14, 2007. Prior to the City's ownership, the land portion of the ENF parcel was leased by McDonald's for a fast food restaurant, with outdoor seating and a drive-through. The restaurant was vacant by 1996 and has remained largely unused since then, although the recreational marina has been in continuous operation. The site is nearly 100%impervious pavement at present. The City plans to revitalize its waterfront holdings and create a nixed-use destination with upgraded and accessible public facilities on these three parcels. The project proposed by this ENF is an integral piece of the City's redevelopment plans. The cornerstone of the project is development of a new two-story, 8,884 square foot building located slightly south of the existing restaurant structure's location. The upper level of the new building would house a 4,928 square foot restaurant that would be operated by The Black Cow Restaurant. A portion of the lower level of approximately 2,273 square feet (on the landward side) would provide restaurant support, but otherwise the first floor of the building will be devoted entirely to water-dependent industrial use and accessory uses thereto. More specifically, this space of approximately 1,863 square feet will accommodate a variety of support functions associated with the operation of commercial passenger vessels (such as charter boats, water shuttles and dive boats) to be berthed at the marina on the project site. It would provide waiting area and display space, public restrooms, ticket facilities, workspaces and such other functions as may be appropriate, depending on the requirements of specific tenants. A limited area will also be devoted to informing the public about other recreational opportunities available elsewhere along the Beverly waterfront The exterior spaces on the project site will include two parking facilities, one of which (59 parking spaces) will be reserved for use by restaurant patrons, with the exception of six (6) spaces closest to the wharf which will be reserved for users of the water-dependent industrial facilities on the project site, and the other (76 parking spaces) will be operated as a municipal lot open to the general public on a first-come-first-served basis. The plaza area depicted on the plans also will be used primarily as support-space for such facilities, and will also serve as a lateral public walkway for general pedestrian use. On the remainder of the parcel, the City plans to reconstruct the existing concrete pier and to reconfigure and upgrade the existing recreational marina so that it can physically accommodate the larger commercial vessels associated with the envisioned charter and water shuttle services that will operate out of the first floor of the new building. The Marina Manager's building, which is currently on the site, will be relocated from the concrete pier to the nearby Harbormaster's parcel and will be rehabilitated into a new Harbormaster's facility. Other off-site improvements include upgrading the public pier to include handicap- accessible ramps for use with the commercial passenger vessel activity at the reconfigured marina. Finally, the City plans to repave and reconfigure the parking lot on the Harbormaster's site to increase available parking. All elements of the project layout and use program have been designed with DPA requirements of the waterways regulations at 310 CMR 9.00 in mind. In particular; • The restaurant spaces and associated parking - proposed to be licensed as a commercial Supporting DPA Use - will occupy (on a pro-rated, ground-floor equivalent basis) no more that 25% of the land and pier area on the project site, in accordance with the site coverage limitation stipulated at 310 CMR 9.02. In addition, the building is under the applicable height limit and leaves well over 50% of the land/pier area as open space for pedestrian and vehicular use area, in accordance with 310 CMR 9.51(3). Finally, no balconies or other structures for non-water- dependent use will be located in the Water-Dependent Use Zone,in compliance with 310 CMR 9.36(5)(b)(2). • The municipal parking area will be licensed for a 10-year term as a Temporary Use, as allowed in conjunction with Supporting DPA Uses pursuant to 310 CMR 9.02. No parking for any use will be located within the Water-Dependent Use Zone in accordance with 310 CMR 9.51(3). • The project provides direct operational support for passenger vessel operations in the DPA in the form of fully-built out interior spaces; 6 dedicated parking spaces; a reconstructed concrete deck and adjoining hard-surface deck for exterior work purposes; and a berthing area reconfigured to accommodate vessels of the size typical of chartet/excursion/diving operations. IL LAND SECTION Section ILD. Yes. The ENF parcel (with restaurant structure) and the associated recreational marina facilities were acquired by the City in 1996 utilizing Urban Self-Help funds administered by the State's Division of Conservation and Recreation. Because of that, the applicant has coordinated with DCR in developing the reuse plan proposed in the ENF. The property will continue to be used for recreational purposes in that a portion of the marina will continue to be used for recreational craft and a portion for commercial passenger vessels such as charter boats, water shuttles and dive boats. Public recreational opportunities in the new proposed structure will actually be expanded with the construction project. Public testrooms, ticket sales for charter boats, water shuttles and/or dive boats, and display space for waterfront recreational opportunities such as maps of the public waterfront walkway that bisects the parcel, the Privateer's Trail and nearby public beaches will be added to the first floor of the new building consistent with both the original grant application and agreement. The restaurant use will be located on a heretofore non-existent second story that the applicant believes is acceptable to DCR in that it retains public recreational uses on the first floor with approximately the same floor space as in the original building. The restaurant use will also have a public observation deck on the second story that, dependent on weather,will be open to public use nine or so months of the year. The site will also have a lateral public walkway across the site which will connect to an existing walkway on an abutting privately-owned parcel and to the City-owned Ferry Way Landing. Public parking will be accommodated on this site (approximately 36 spaces, not including restaurant or DPA-restricted parking spaces) as well as on the Harbormaster's site where the City plans to reconfigure the existing lot to create additional parking spaces. The reconfiguration of parking on the Harbormaster's lot will increase the number of available spaces from 15 to 31. Additionally, public parking is available on State-owned land under the Beverly-Salem bridge (approximately 29 spaces) and on the other side of Water Street (16 spaces). WETLANDS, WATERWAYS AND TIDELANDS SECTION Additional Narrative—Section ILB The ENF parcel under discussion in the context of the Beverly Harborfront Project has a number of coastal resources. Those include a V4 Zone at elevation 13 and an A3 Zone at elevation 10, in accordance with the Flood Insurance Rate Map (FIRM) 25007 0006B, Effective Date: March 18, 1986. Discussions with the Beverly Planning Department and Building Inspector have set the limit of the Velocity Zone (V4) at the concrete seawall on the north side of the existing wooden pier. The A3 Zone at elevation 10 extends into the southerly portion of the property, but does not extend into the area of the proposed foundation of the new construction. The lower floor of the restaurant is to be at elevation 10.34 NGVD, which is above the 100-year flood elevation. This land is Land Subject to Coastal Storm Flowage (LSCSF) under MGL 131, Section 40, the Wetlands Protection Act. Water Dependent Use zones have been identified by Vine Associates, Inc. Only uses associated with the designated port area uses are to be contained within this area. I , S i 168 ,6.8 ' 16'9 SITE USAGE TABULATION 19.8 a F6'0' � 41 668 S. F. TOTAL SITE AREA - + • 15.9 I • 14.6 j SUPPORTING USES 25% OF SITE 10,446 S. F. DPA AREA 15.1 x 12J 19.9 7,398 ACTUAL BUILDING COVERAGE OF SITE K 13.2 X 0. 79 = 5,844 S. F. 12,8 14.0 16,7 14.5 ` 13.0 I I 12. 10446-5844 = 4,602 S.F. DPA USE 13.3 18 1zx x 13•0 7398-4602 = 12,000 S.F. MAX. DEVELOPMENT AREA METERED GENERAL PARKING - x 13.2 36 PARKING SPACES N 13 ' 112960 S. F. ACTUAL DEVELOPMENT AREA AS SHOWN 10 YR. RESTAURANT LEASE i 12 • ;s.8 - 65 PARKING SPACES TOTAL ENF PARCEL x 12.9 z.o 4l ,668 S.F. 18 37 LEASE TO RESTAURANT FOR 10 YEARS _ i 22 LEASE TO RESTAURANT FOR 30 YEARS 1 5 r to ,4.6 6 PERMANENTLY DESIGNATED FOR P I D A USE 1 . r- I 17'4 RESTAURANT USEABLE FLOOR AREAS 11.8 17. FOOTPRINT of I i 2.5 McDONALDS 11 BUILDING 3,956 SF GROUND FLOOR LEVEL •6 x ,1.7 .s 4,247 S.F. :I . 21.° 22 5 17.6 i � ' �` ' i 31931 SF RESTAURANT LEVEL x 11.3 I 997 SF UPPER LEVEL x 1 5 I 10.1 20.7 X I I , ., ._ t 5,2113.7•. FERRY WAY 1 HwicA . . `' 82884 SF TOTAL AREA w' 5x 10.611,970 S.F. .:ACCESSIBLE• RAMP... I LAND SUBJECT 10.9 LANDING 1' PRIVATE ! TO COASTAL I g i 10.0 Q DEVELOPMENT 1 I STORM FLOWAGE x x AREA I . 22. , C I x 10.4 x 30 ,YR:.'RE RA LE10.3 ASE- I _, - 10 -Y.16 15.9 1.5 ( :• x 9 K 25.1 x 6 - 1• 3.9 x 12.0 i• • - I j • ---••,ice 9 x 4.5 10 . .{---� A � • 25.1 �40 % ��� ,; ,3.2 :LOADING.1 ,o. f AREA is.i' OTHER :. I / x 1 ,L __C S53R 1 9.0 x 8.5 ♦ x`12.8 '•� �f 51 ♦ : . I• ;. .DPA'' s •K 32.2 x 9.5 ♦ 9 8.8 7 ; 1 - F : ♦ tj. �-._J • x..14:1 I I I x ; 9 8.6 K 14.9 1 , lr .2. 10.0 0' j K 1 #' j. 6 f x 8.8 f 1,. Y i PARKING 8.7 x :14:0. . : If ss i 8.7 / 10x7:. _'' Ij � Lv • x 9.2 j 30.5 j 8.5 8.6 �,. -`♦ 0_ 0 9 1 �riw.vf TAURANY. fJ 31,5 0 .._. � x 8.5 8.6 8. ^ 8.4 •�\ i ; .FOOTPRINT- i l l 9.1.• I- - Qt► 9.4 V` 12.3 11.5 1116x8.4 1,.4 PUBLIC WALK 8.3 / -- �` 1 3.9%56.$.F. fl MASTER\ J ��i f 8 /8.5 22 9.3 t SITE Q� 8.6 8.2 1 .8 8.9x1 15.3 TOP . i..3 I I I f I9.4LAND SUBJECT x�,2? 9 9.3 PARKING f TO COASTAL x DECK 9 9'4 / I I 2 STORM FLOWAGE :f x x 10 9.2 __ LO18.8 ABOVE 9.3 HARBOR 9.2 ] Cx 0.7 N 1 x It x 8.6 / MASTERS �x 16'8 • • ECK I --- HEADQUARTERS I i BELO > ttx8 Its 7O (RELOCATED) -, x ; 1.9'9 IN I i 9.0 ZONE A3 x 12 131 13.1 x t � 7.7 10. 1 1 • j I I (EL.=10) L, FLOOD INSURANCE RATE MAP { 10Jlc PUBLIC WALK 9.9 s 4 xRq �'4"'��I j 25007 00066 EFF. DATE MARCH 18, 1986. o f ZONE V4 • I I j I (EL.=13) D p j i Z p •. ... ..:.: _ I i I I • G7 ' TIMBER ° . . .... ..... I APPROXIMATE PIER •.. •.••,.. •. •• '• , .'., •• p•. CANTILEVERED LOCATION OF • • _ •• .. . BRIDGE OVER THE PLATFORM i DANVER'S RIVER 9'0 40' GANGWAY j � I _ .•. o . . •• ,., ;,,, • ••• 80' OPEN WATER ...... I - 0 • .. I I _--- --- j .. . . ........ .. ° .. . �� ... . . .. - j 15, APPROXIMATE . . . ... PPROXIMATE ••• •• LOCATION OF BRIDGE COMMERCIAL .. . . . .•. . °..: . . 250 I j j ABUTMENTS . ... . • MARINA I , ! ' • • TIMBER 70 OPEN WATER 25' t c.: , • . PIER I .. . . ... . . .. . . .... . . �40' OPEN • • ' • 4 OAT . . .. . ..•:.....•.•... . ..•. .•. . . . . . .•. ..•. .. ..• WATER _ .. .. . . I . .. ... , 3 4 I ... ... . . . .. ... . : p �.. . .. . .. .... .Sa SCHSUA TIC SITE PLAN . . . . -- BOA SEVERZ Y HARSORFRONT PROJECT . .. . . . . .•. .. . .. /N I � I 7. I .. . .. . . . . .... : ' :. 75' B T a •.�.•: . . . . . . . ...• .. .. . . . . . . . . . . . . I I I i . .. . . . .. . . . . . . . . . . . . . .. . . SCALE: 1 - ® . ..'. . .'... .'.''..'.. ..'.. .;..... : .'. ' I I '20' O' 10' 20' 40' 60' 80' SEPTEMBER 14, 2007 ' . ... _ . .•.. ..•.. . . . ..... . •• I I ' "" RECREATIONAL I I I ` HAYES ENG/NEER/NG, /NC. 60,3 SALEM STREET PUBLIC MARINA I CIVIL ENG/NEERS & ► WAKEFIELD, MASS. 01880 LAND SURVEYORS TEL. (781) 246-2800 PIER CD iO � PETER J. 90 ' b 0 REN yN ' c p CIVIL • ' ,9 No.27145 T O `^ NOTE: INFORMATION SHOWN ON THIS PLAN WAS TAKEN FORM LANDSCAPE PLAN PREPARED BY D.A.T. ARCHITECTS j REVISED TO JANUARY 3, 2007. F m FORT POINT ASSOCIATES,INC. RECEIVE® 286 Congress Street JUN 2 0 2005 6th Floor Boston,Massachusetts 02210 DEPT.OF PLANNING& 617/357-7044 COMMUNITY DEVELOPMENT FAX 617/357-9135 MEMORANDUM TO: Salem Ferry Pier ENF t ibution List FROM: Susan St. Pierre DATE: June 15, 2005 RE: Environmental Notification Form (ENF) Enclosed please find the Environmental Notification Form (ENF) for the temporary Salem Ferry Pier Project in Salem, Massachusetts. Any comments on the ENF should be submitted in writing and directed to Ellen Roy Herzfelder, Secretary of Environmental Affairs, 100 Cambridge Street, Suite 900, Boston, MA 02114, attn: MEPA office by July 12, 2005. If you have any questions or concerns, or need further assistance please contact my office at 617/357-7044. Thank you.