0 VINNIN VILLAGE - PHASE 4 - BUILDING INSPECTION VINNIN VILLAGE
. PHASE # 4
i I
m
of ' tt%Irm, Malisor4usME
tlublic Praperig i9epartment
iguilaing Department
(One t3alem Qbreen
508-735-9595 F—V. 300
Leo E. Tremblay
Director of Public Property
Inspector of Building
Zoning Enforcement Officer
Requests all following information be forwarded to the
City of Salem Building Department .
## . Request a review for accessibility from parking area to
Nursing Home , from required twenty-five ( 25 ) parking
spaces per Planning Board decision of 1994 . ( copy enclosed)
#2 . According to the zoning interpretation provided by the
owner , the 11 . 2 acre of land have been zoned for 139
residential units as of right , plus a recapture of 39
units of additional unused density from prior permitted
and constructed phases , for a total of 178 units (Variance
required for additional 39 units per Board of Appeals ) .
#3 . Required Board of Appeals relief on minimum lot area
per dwelling unit of 3500 square feet for buildings B , C,D .
414 . Required Board of Appeals relief on maximum height of
building 3 1/2 stories on building A & B .
#5 . All soil engineering reports to be submitted to
Building Department .
a6 . Architectural firm to submit Code Analysis as follows :
a . Use group classification.
b . Construction classification.
c . Fire resistance rating of structural elements .
d . Rating in hours for type of construction .
e. Occupancy load .
f . Means of egress .
g. Exit signs & lights .
h. Fire grading.
i . Fire suppression system.
j . Fire protection signaling system.
k. Automatic fire detector system.
1 . Height & area computations .
m. Unlimited area of buildings .
#7 . All construction shall conform to Massachusetts State
Building Code .780 CMR Fifth Addition.
#8 . Make all necessary permit application with Building
Department .
/9 . Construction control form per section 127 of the
Massachusetts Building Code 780 CMR.
CITY OF SALEM, MASSACHUSETTS
PLANNING DEPARTMENT
WILLIAM E LUSTER ,5� `� •� ONE SALEM GREEN
City Planner r f1<, _'! 01970
(508) 745-9595, EXT. 311
FAX (508) 744-5918
May 23 , 1994
Mr . Leo Trembley
Building Inspector
City of Salem
One Salem Green
Salem, MA 01970
RE: GROSVENOR HOUSE NURSING HOME
Dear Mr . Trembley: ^=
c�
This letter is to inform you that the Planning Board_:voted on
May 19 , 1994 to approve the issuance of a Certificate of Occupancy
to the Grosvenor House Nursing Home with- the following c6hdit3:0ns : :
1 . The five ( 5 ) million dollar bond remain in place
until the completion of the project ;
2 . Twenty-five ( 25 ) off-site parking spaces be
constructed in accordance with the Planning Board
approval;
3 . Sloped granite curbing be installed completely around
the island on Loring Hills Avenue;
4 . Loring Hills Avenue be completely resurfaced to the
City of Salem Engineering Department ' s satisfaction; and
5 . All of the work be completed by June 20 , 1994 .
If you have any questions regarding this approval, please do
not hesitate to contact me or Debbie Hurlburt in the Planning
Department .
Sincerely,
t1A
William E. Luster
City Planner
cc: Eric Green
EX\PB\CGF07LRG.AV
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DECISION
Site Plan Review
Special Permit
Vinnin Associates Realty Trust
c/o L. James Zieff
33 Bedford Street, Saite 12;114
Lexington, MA 02173
Re: Grosvenor House Nursing Home - 7 Loring Hills Avenue
On Thursday, July 26, 1990, the Salem Planning Board held a public hearing under
Section VII-R Site Plan Review Special Permit of the City of Salem Zoning Ordinance for
the proposed construction of a 123 bed nursing home to'be located at 7 Loring Hills
Avenue. At the public hearing, counsel for the Petitioner introduced evidence in
connection with all of the requirements under the Site Plan Review Ordinance including:
matters relating to utilities, building mass, traffic, environmental concerns, landscaping,
staffing, and other site considerations.
There were statements and testimony which indicated that there has not been any
nursing home construction in Salem within the last forty to fifty years. In addition,
representatives of various social agencies and the Council on Aging testified or submitted
statements in support of the project. Petitions with signatures of interested parties were
also submitted in support.
Opponents of the project expressed several concerns including, but not solely limited
to, traffic circulation, noise, change of the residential character of the neighborhood, and
adequacy of utilities and parking.
The area in question is zoned Residential - 3, which allows multi-family residential
purposes. In an R-3 zone a nursing home is a use permitted by Special Permit. The
Planning Board was aware that on March 28, 1990, the Zoning Board of Appeal had
granted a Special Permit for a nursing home.
Following testimony of proponents and opponents, the public portion of the hearing
was closed and opponents were invited to designate a representative to meet with the
City Planner to air their further concerns. Over.the next several weeks, the City Planner
reviewed all of the information and testimony submitted and reviewed the project for the
purpose of preparing a recommendation for the Planning Board.
The Board, after review of all evidence and careful discussion of all matters with the
City Planner, considered the application and at its meeting of September 27, 1990, voted
by a vote of 6 in favor, 1 abstention, to approve the requested Site P1an.Review Special
Permit as being in compliance with all requirements set forth in said Site Plan Review
Ordinance, subject to the following conditions:
1. Conformance With Plan
Work shall conform to plan entitled "Grosvenor House Nursing Home - Site Plan",
dated June 19, 1990.
2. Utilities
Utility installation shall be reviewed and approved by the City Engineer or other
appropriate City department head prior to the issuance of a building permit.
3. Board of Health
Board of Health conditions stated in a letter dated July 11, 1990 (attached) shall be
adhered to.
4. Landscaping
Landscaping shall be in accordance with plan entitled, "Grosvenor House Nursing
Center - Landscape and Lighting", dated June 19, 1990.
a. Trees shall be a minimum of 4" caliper.
b. Maintenance of landscape vegetation shall be the responsibility of the developer,
his successors or assigns.
c. Developer shall construct a ten (10) foot wide berm, ranging in height from 3 to 4
feet, with sloped granite curbing, plantings and other screening (to be approved by
the Planning Department), along the entire length of the property line (exclusive of
parking lot entrances and egresses) of the property owned by The Loring Hills
Condominium which has frontage on Loring Hills Avenue. The Loring Hills
Condominium Association shall have ninety (90) days from the filing date of this
decision (September 28, 1990) to grant permission to the Developer to access the
property belonging to Loring Hills Condominiums for the construction of the berm.
If within ninety (90) days, the developer has not received permission in writing
from the Loring Hills Condominium Association for construction of the above
described berm, the developer shall be required to construct on the City right-of-
way, a six (6) foot wide sloped granite bordered berm with 4 inch caliper decidious
trees at twenty-five (25) foot intervals. Included in the berm will be a four (4) foot
high wooden fence with the design of such fence to be approved by the City
Planner.
d. After all project landscaping is completed, and prior to the issuance of a
Certificate of Occupancy, the developer will be required to add further landscaping
if such is requested by the Planning Board or City Planner.
5. Signage
Developer shall install "Do Not Enter" sign at the intersection of Loring Hills Avenue
and Carol Way and a "Residents and Guests Only" sign on Loring Hills Avenue at the
entrance to the Village at Vinnin Square. All project signage shall be reviewed and
approved by the City Planner.
6. Maintenance
Refuse removal, road and ground maintenance, and snow removal shall be the
responsibility of the developer, his successors or assigns.
The Planning Board shall write to the City of Salem to request that Loring Hills
Avenue be plowed and maintained by the City of Salem.
a. Such maintenance shall include the plowing and sanding of off-site parking areas
and walkways.
7. On-Street Parking
Parking on either side of Carol Way between the pond and the nursing home shall be
prohibited. "No Parking" signage shall be installed to indicate such prohibition.
8. Off-Street Parking
Developer shall include fifty-seven (57) on-site parking spaces and twenty-five (25)
off-site parking spaces as indicated on the approved site plan.
9. Waterf low Test
Developer shall provide actual waterflow test results for the site to the Salem
Planning Department, City Engineer and Fire Marshall prior to issuance of a building
permit.
10. Sidewalk
Developer shall construct a five and one-half (5 }) foot concrete sidewalk, and 6"
granite curbing along the entire Grosvenor House Nursing Home property frontage,
along Carol Way and Loring Hills Avenue.
11. Roof Top Equipment
Roof top equipment shall be screened or otherwise mitigated from the abutting
condominiums. Such screening shall be approved by the City Planner, prior to issuance
of a Certificate of Occupancy. In addition, baffles shall be installed in each exhaust
fan to ensure minimal disruption to abutters.
construction shall be carried out in accordance with the following conditions:
a. Construction and blasting. Operating or permitting the operation of any tools or
equipment used in construction or demolition work between the hours of 5:00 p.m.
and 8:00 a.m. the following day on weekdays or at any time on Sundays or holidays
such that the sound therefrom creates a noise disturbance across a residential real
property boundary) or the operation of drilline and/or blasting equipment used in
construction, reconstruction, repair, or demolition work between the hours of 5:00
p.m. and 8:00 a.m. the following day on weekdays or at, any time on Saturdays,
Sundays, or holidays shall be prohibited except for emergency work of public
service_utilities, or by Special Variance issued by the Building Inspector pursuant to
the Salem Code of Ordinances, and notification of same to the Salem Police
Department.
b. All reasonable action shall be taken to minimize the negative effects of
construction on abutters. Advance notice shall be provided to representatives of
the Loring Hills Condominium Association and the Village at Vinnin Square
Condominium Association in writing at least 72 hours prior to the commencement
of construction of the entire project.
c. All construction vehicles shall be cleaned prior to leaving the site so that they do
not leave dirt and/or debris on roadways as they leave the site.
d. A Clerk of the Works will be required at the expense of the developer as is deemed
necessary by the City Planner.
e. Roadways surrounding the development shall be swept by a street sweeper as
needed to remove dirt and/or debris from roadways.
13. Deliveries
No service deliveries by tractor trailer trucks shall be allowed. The Planning
Department shall receive a copy of a letter sent to each vendor or service contractor
indicating this restriction.
14. Violations
Violations of any conditions shall result in revocation of this approval by the Planning
Board.
I hereby certify that a copy of this decision and plans have been filed with the City
Clerk and copies are on file with the Planning Board. The Special Permit shall not take
effect until a copy of this decision bearing the 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,
and it has been dismissed or denied, is recorded in the Essex County Registry of Deeds and
is indexed under the name of the owner of record or is recorded on the owner's Certificate
of Title. The fee for recording or registering shall be paid by the owner or applicant.
Walter B. Power, III �3
Chairman
M5WP
CO.On�
7
'.
CITY OF SALEM HEALTH DEPARTMENT 07
BOARD OF HEALTH -
9 North Street
ROBERT E. SLENKHORN Salem. Massachusetts 01970
HEALTH AGENT
508-741-1600
July 11, 1990
0
- n
John Serafini ` -
Attornev At Law
63 Federal Street
�..
Salem, MA. 01970 _j
Dear Mr. Serafini:
c
At the Board of Health meeting held on July 10, 1990, a motion was made and
passed to conditionally approve the Site Plan Review for the Vinnin Associates
Realty Trust, 123 bed Nursing Home Facility, in the. City of Salem, with the
following ammended Board of Health comments:
1. The design proposal concur with the city Engineering Department and City
Plumbing Inspector for utility tie-ins for drinking water, sanitary waste
(sewerage) , gas lines and/or other utility service.
2. Prior to drinking water service being nut into service it be tested for
pressure and bacteria by a certified laboratory and the results submitted
to the Planning and Health Departments in writing.
3. Employ an acceptable method for removal of all construction debris and any
unacceptable excavation material from the site during construction.
4. Submit results of any 21E Tests for Health and Planning Departments in writing.
5. Employ an acceptable method or means for the holding and disposal of trash
(rubbish) , and medical waste, after site development with a copy of this
method sent to the Health and Planning Departments in writing.
6. Measures be taken to assure that air pollution due to odors and noise does not
occur during and after site construction (i.e. air exchange units, ventilation,
excavation, etc.) Hours of site work to be 7:00 A.M. - 5:00 P.M. Monday
gh Saturday.
ploy an acceptable method for dust and street cleaning control during site
construction and submit copy of method ucilized to the Health and Planning
Departments in writing.
See attached page 2
Y SALEM HEALTH DEPARTMENT
9 North Street
Saierr, MA 01970
John Serafini
July 11 , 1990
Page Z
Comments continued
8. Prior to site start—up and also during site construction employ a licensed
pest control firm for site evaluation and service with a copy of the
service invoice sent to the Planning and Health Departments.
9. All backfilling be done in accordance with good engineering practices to
prevent future damage to all underground utilities. Only acceptable back—
fill materials are to be used.
10. The design must be in accordance with Massachusetts General Laws and the State
Sanitary Code, Construction of Nursing Home Facilities.
Very truly yours,
FOR THE BOARD OF HEALTH
Robert E. Blenkhorn, C.H.O.
Health Agent
REB/jm
cc: Beth Debski, Planning Department
City Hall pvwc' i': su i�lZ a:rt bull9tiln Boars"
"' le Be .aon Oab. ,j, 1990
o.. 3:1 ) 'ae once with Chap, 68f ,
sY th oY 1958.
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MSP �$aleit Green
REQUEST FOR REVIEW COMMENTS
SPECIAL PERMIT
DATE:
TO: (BUILDING INSPECTOR ( ) CONSERVATION COMMISSION
( ) CITY ENGINEER ( ) Other:
( ) BOARD OF HEALTH
Attached please find the application referenced below. The Planning Board re-
quests that you review this application relative to Section VII of of the
Zoning Ordinance. We would appreciate vour completing the form below and
returning it to us. Notice of the public hearing for this application will
be forwarded to you.
(Y) WETLANDS AND FLOOD HAZARD DISTRICTS (V ' SITE PLAN REVIEW
( ) CLUSTER DEVELOPMENT ( ) BUSINESS PARK DEVELOPMENT DISTRICT
( ) PLANNED UNIT /nDEVELOPMENT L
APPLICANT:
PROJECT NAME & ADDRESS: 2,f�L��C��`��
CONTACT PERSONS AND PHONE:
Applicant:
COMMENTS DUE BY:
(Failure to comment within 35 days shall be deemd l/acck�of opposition.) 1)
( oncur with proposal (Explain on reverse side) I
( ) Need more information (Explain on reverse side)
( ) Cannot concur with proposal (Explain on reverse side)
(:-YComments included
REVIEWER`S SIGNATURE TITLE J DA
SERAFINI, SERAFINI ANO DARLING
ATTORNEYS AT LAW NAR N 2 07 f rJ f97
63 FEDERAL STREET
SALEM, MASSACHUSETTS 01970 C11Y Ii! �;I: ! 4PASS
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QJS
%lCi2K'S mF'iCF
JOHN N. SERAFINI, SR. TELEPHONE
JOHN R. SERAFINI.JR. 508.744-0212
JOHN E. DARLING 817.581.2743
ELLEN M. WINKLER TELECOPIER
JOSEPH C. CORRENTI
AA 508-741.4883
�
April 3 , 1997
n �
z
Walter B. Power, III, Chairman z saa
Salem Planning Board T„
One Salem Green
Salem, Massachusetts 01970
RE: Village at Vinnin Square ^+>
Phase 4 - Carol Way Condominium _4
Dear Mr. Power:
On behalf of Vinnin Associates Realty Trust, owner of
the property situated along Carol Way and along Weatherly
Drive/America Way, described on plans submitted herewith,
application is hereby made for the following permits: all permits
required under the City of Salem Zoning ordinance that apply to
this project, including Special Permits under section 7-18 and
section 7-16.
An Environmental Impact Statement, which addresses the
proposed construction and build-out of this phase, is included
with this filing. This Statement addresses each of the
environmental issues outlined in the Appendix A of the
Subdivision Regulations of the City. The proposed project
involves construction of four (4) mid-rise buildings containing
178 dwelling units on eleven plus (11+) acres of land, all as
shown on the submitted plans. This will be the final phase of
construction for the Village at Vinnin Square.
Also included with this filing is a Traffic Impact and
Access Study prepared by Vanasse Hangen Brustlin, Inc. This
study addresses the Phase 4 build-out and its projected impact
(minimal) on the surrounding traffic.
1
Walter B. Power, III , Chairman
April 3 , 1997
Page 2
The site development has been designed to be responsive
to the natural qualities and topography of the land and to
complement the existing buildings. The building locations have
been set to optimize the existing terrain, creating an attractive
scale and setting. Extensive landscaping is proposed to beautify
the entrances to the Village as well as to the individual
buildings. Additionally, drive-in basement level garage parking
is incorporated into each of the four buildings so as to minimize
the visual impact of parking lots while maximizing convenience
and comfort for the residents.
The plans as filed, together with the supplemental
documentation which serves as the narrative under the list of
requests contained in the Site Plan Review requirements, give a
comprehensive view of this proposed project.
Wherefore, we respectfully request that the Board grant
the permits as requested herein.
Sincerely,
VINNIN ASSOCIATES REALTY TRUST
By its attorney,
JOHN R. SERAFINI , SR.
JRS,SR. /ln
4
Environmental Impact Statement
Carol Way
Condominium
Salem,
Massachusetts
Prepared for Vinnin Associates Realty Trust
Waltham, Massachusetts
Prepared by VMNanasse Hangen Brustlin, Inc
Watertown, Massachusetts
Vanasse Hangen Bnvstim Inc
Introduction
Vanasse Hangen Brustlin Inc. (VHB)on behalf of Vinnin Associates Realty Trust is
submitting this Environmental Impact Statement(EIS) for the final phase of
development at the Village at Vinnin Square in Salem, Massachusetts in accordance
with the Rules and Regulations Governing the Subdivision of Land Salem,
Massachusetts,Section III. This application has been prepared to support the
application for definitive site plan approval process for the development of the
proposed residential project consisting of a total of 178 units. The site is located on
the northerly side of Loring Avenue at the Swampscott town line. The site is shown
in relation to the surrounding area in Figure 1. This EIS includes a description of
potential impacts of the proposed project and the site improvements to the existing
site that will be provided to support the project. Particular attention has been paid
to traffic improvements and stormwater management.
Project Background and Description
The proposed project consists of four discrete undeveloped parcels of land, totaling
+ 11.2 acres,located within a 46-acre master planned residential community called
The Village at Vinnin Square. Total development to date includes 338 dwelling
units,a skilled nursing facility and recreational facilities. According to the zoning
interpretation provided by the land owner, the 11.2 acres of land have been zoned
for 139 residential units as-of-right,plus a recapture of 39 units of additional unused
density from prior permitted and constructed phases, for a total of 178 units.
This project represents the fourth and final phase of the Village at Vinnin Square
project in Salem, Massachusetts. The first three phases of the project were
constructed between 1984 and 1997 and include 338 townhouse/mid-rise units.
The proposed site development has been designed to be responsive to the site's
natural qualities as well as to the character of earlier developed phases of The
Village at Vinnin Square. Building locations have been established to optimize the
goals of graciously setting the buildings into the existing terrain,creating attractive
residential scale environments surrounding the units,and offering attractive vistas
outward from the units. Entrance drives and parking areas have been developed in
a manner which minimizes grading,respects on-site wetlands, and reduces
perceived scale through introduced shade trees and shrub masses internal to the
parking lots. Parking impact is further reduced through the use of garage parking
which has been carefully integrated into the building architecture. The extensive
proposed landscaping program utilizes a diverse palette of plant material for
seasonal interest, placing major beds of shrubs and ornamental trees surrounding
uvkwnonaa.,,;a„sus.a« i
Vanas a Hangen Br tlin,Inc
proposed buildings as well as at gateways to both Carol Way and at each of the
building site entrances.
Environmental Impact Statement
The following section summarizes the environmental impact of the project on each
of the listed sections in Appendix A of the Planning Board Rules and Regulations
Governing the Subdivision of Land in Salem,Massachusetts.
Natural Environment
1. Air
The proposed development will have insignificant impacts on the quality of air
surrounding the site. The two sources of potential air emissions associated with
the project will be the short term impact due to construction activity and the long
term impact due to the slight increase in automobile traffic. Short term impacts
from construction operations may include fugitive dust and equipment
emissions.
Measures will be taken to minimize these impacts during the construction
period. The construction air impact is only temporary due to the heavy
construction equipment needed for excavation work. To minimize the impact all
construction entrances and roadways into/out of the development will be wetted
periodically to keep dust from rising. This procedure will also take place on an
as necessary basis during the earthwork operation of the project when dust
accumulation is at its potential highest. Loring Towers Road will be used as a
construction entrance to minimize the impact to area roadways. All construction
access points will provide a crushed stone apron to remove trapped mud prior to
traveling on Loring Towers Road and Loring Avenue.
2. Land
The proposed project site is currently undeveloped,comprised of lots A, B,D2
and Carol Way. The total land area is 11.2 acres,6.0±acres of which will be
disturbed due to the development. The existing sites have been summarized
based upon the existing cover characteristics, field visits, preliminary soils
inspections,Soil Conservation Service soils mapping and site history as follows:
Preliminary soils inspection indicates that the majority of the underlying soil is
composed of a silty,clayey gravel,a moderately well draining soil. According to
the Soil Conservation Service(SCS)mapping designation the land within the
2 .
In.I_i Vanasse Hangen BrustUn,Inc.
project area is "urban land". The SCS uses this designation for soils which have
been previously disturbed. The surrounding soil designations indicate B/C
hydrologic soil groups which correspond to the preliminary soil tests performed
in areas outside the limits of the visible ledge and/or altered portions of the sites.
Lot A contains mostly ledge outcroppings covered with a heavy moss.The
topography within Lot A has not been significantly altered and, therefore,still
contains more variation in grade demonstrated by an isolated knoll of ledge
outcropping.The maximum elevation of the project site,elevation 104 feet is
located at the top of the knoll within Lot A.
Lot B is partially covered with unusable excess fill relocated to the current
location during prior construction. The fill stockpiled on Lot B is not suitable for
bearing the foundation loads and, therefore,will be removed prior to
construction. In addition,approximately 50% of Lot B is made up of a wetland
area,as depicted on tke Existing Conditions site plan. The entire area within the
limit of the wetland resource area,as well as a undisturbed transitional zone, will
remain unaltered by construction activities.The undisturbed transitional zone on
average will be approximately 15 to 20 feet wide. Lot B contains the lowest
elevations of the entire property with a minimum elevation of approximately 56
within the wetland system.
The cover characteristics of Lot D2 currently consist of controlled compacted fill
and overflow parking used by adjacent property owners. Lot D2 also has a
portion of ledge outcroppings on site.
The proposed grading of the lots,after the fill has been removed, will minimize
the amount of earthwork required. Gradual slopes will be utilized when possible
to allow for landscaped buffers in each of the lots.The use of stone retaining
walls are planned to minimize the impact on the area surrounding areas of the
site. Runoff will directed away from the buildings and toward the pre-
construction discharge points to replicate existing conditions drainage flow
patterns.
�ulMueauee�vanw.�«,ao< 3 .
v� Vanasse Hangen BmAin,Inc.
3. Water and Wetlands
The proposed development requires earth moving to construct the buildings,
their associated garages and parking areas. Erosion of open cuts or fills will be
minimized by utilizing silt fences, haybales, inlet protection, watering to control
airborne dust and protection of steep slopes with hay mulch and/or erosion
control fabric until permanently stabilized. These erosion control measures will
be monitored and maintained on a regular basis,particularly after a heavy
rainfall. These measures will not be removed until disturbed areas are
adequately stabilized.
The proposed work within the buffer zone of the existing wetland systems
requires a filing of a Notice of Intent with the Salem Conservation Commission.
This filing will contain a thorough description of any possible impacts to
surrounding wetland systems.
4. Energy
Natural gas will be used as the heat source for the buildings.
5. Noise
The site is located in a residential area made up of town homes,mid-rises and
apartments. Since the end product is a residential use itself, the daily operation
of the completed project is not expected to generate any additional noise. The
only sources of noise associated with the project will be from the increase in
automobile traffic and mechanical equipment.The use of gas fired heating and
air conditioning units will result in substantially lower noise levels as compared
to prior phases of the Village at Vinnin Square. Please note,significant noise
levels are present due to the traffic volume on adjacent roadways.
Normal construction noise will be generated during the construction period.
Construction and operation of equipment will be limited to the hours allowed by
the Salem regulations.
6. Local Flora
Each of the three sites has a distinct vegetated character. Lot A is currently
comprised primarily by an outcrop of bedrock which has a minimal cover of
scattered ground juniper and sweetfern generally confined to fissures and
perimeter areas. This outcrop is surrounded by lawn facing Carol Way and
Weatherly Drive. A small massing,comprised primarily of deciduous oaks and
maples, faces out upon Loring Avenue. A buffer strip of existing trees will be
maintained along Loring Avenue.
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Vanasse Hangen Br tlin,Inc.
The portion of Lot D-2 proposed for development is substantially cleared of
vegetal on other than grassed areas. Two existing paved parking lots occur on
this lot. A second portion of the lot which is separated from the area of
development by a connecting drive to Loring Hills Avenue is comprised of a
pond surrounded largely by grassed areas and scattered existing_ and introduced
evergreen and deciduous trees.
A significant portion of Lot B is comprised of a wetland swamp primarily
vegetated by red maple. Upland portions of the site are characterized by a large
cleared area adjacent to Weatherly Drive and deciduous woodlands dominated
by oak and maple on the southeasterly portion of the ridge.
Man-made Environment
1. Land Use
The regional land use in the vicinity of the project is predominantly commercial
(retail malls and strip centers)and high density residential developments. The
uses immediately adjacent to the site include, a Kinder Care day care center
located to the east of Lot D2 ,a Nursirrg home to the north,and the Loring
Towers between Lots A and B.
wavamszaa..�w.w.as 5
r1].0 Vanasse Hangen Brusdin,Inc.
2. Density
Table 1
Land Coverage Summary
Lot A Lot B Lot 02 Total
Land Use Area is t 1 6 of Lot Area Is it of Lot Area(sI 1 6 of lo, AM of Lot
Building Coverage 14.280 29 36,020 13 9.610 8 59,910 13
Paved Sunace Cvr, 11,650 24 54,840 19 19.160 15 85,650 19
Open Space 23,625 47 196,615 68 97.085 77 317,325 68
Total 49,555 100 287,475 100 125,855 100 462,885 100
Table 2
Parking Summary
Lot A Lot B Lot D2 Total
Reauire4 Provided Reaulred Provided Reouim4 Provided Reouueff Provided
Regular parking' 66 spaces 76 spaces 159 spaces 168 spaces 42 spaces 59 spaces 267 spaces 313 spaces:
Handicap Accessible 3 spaces 4 spaces 6 spaces 6 spaces 2 spaces 3 spaces 12 spaces 12 spaces
spaces-'
1 parking spaces required per dwelling unit.
"Handicapped accessible parking spaces and access provided in garage.
Table 3
Zoning Table
Zone. R-3
Use: Multi-Family Residential
Lot A Lot B Lot D2 Total
Resured Provded Provided Provided Provided
Min.Lot Area 25,000 S.F. 49,555 BE 287,475 SF. 125,855 SF. 462.885
Max.Lot Coverage By all buildings M 29% 13% 8% 13%
Min.Depth of Front Yard 15 FT. 18.6 FT. 19 FT. 15.8 Fr. 15 FT.
Min.Width of Side Yard 20 FT. 23.2 FT. 21 Fr. 21.4 FT. 21 FT.
Min.Depth of Rear Yard 30 FT. 48 FT, 72.3 FT. 30 FT. 30 FT,
Max.Building Height 50 FT./4 stores' 45.5 FT. 46.5 FT. 46.0 FT. 46.5 FT.
Multi-family dwelling buildings on lots held under a single ownership and consisting of a min.of 200,000 SF.may be built to a Max.
height of 50 Fr.or 4 stories high.
(tomer lots-the min,front yard depth,rather than the min.side yard width,shall be applied to determine the setback of any building
from lot lines abutting any public way.
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3. Zoning
The four parcels of land,as well as the surrounding area are entirely within the
R3,Residential, btuld-Family District .
4. Architecture
In keeping with the prior phases of the Village at Vinnin Square, the proposal
will utilize the Georgian Federalist mid-rise style of buildings. The exterior will
reflect articulation and fenestration to engage the viewer whether they are
pedestrian or within passenger vehicles.
5. Historic Buildings,Historical Sites and Archeological Sites
There are no historic structures, properties or areas located in the vicinity of the
proposed development. The project will not affect any known archeological
sites.
Public Facilities
1. Water Supply
The City of Salem water supply is under the jurisdiction of the Salem/Beverly
Water Board. There are several reservoirs in the region that are filtered through
the treatment plant. There is a cement lined 12" ductile iron pipe(DIP) through
the subdivision development of Loring Hills Avenue, Loring Towers Road and
Weatherly Drive/America Way. All buildings will be connected directly into
this 12" waterline which connects into a 16" cement lined cast iron pipe in Loring
Avenue. According to the city engineering department the static pressure
available is ample, however,sufficient pressure for fire flow is not available.
Therefore,booster pumps will likely be needed for each of the proposed
buildings for fire protection. Flow tests will be performed to confirm adequate
capacity for the domestic water and requirements for a booster pump for the fire
protection.The details of any necessary booster pump stations will be provided
upon completion of the building architectural pians and submitted for review
with the building permit application.
The proposed project will generate approximately 40,000 gallons per day (gpd).
This is approximately 10%n above what is expected as an average sewer flow from
the site. The 10% increase is a typical allowance utilized to account for irrigation
and recreation,etc.
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2. Sanitary Sewer
Salem is under the jurisdiction of the South Essex Sewer District which operates
a regional waste water treatment plant. The plant currently averages 27 million
gallons per day(mgd) with a design flow of 41 mgd. The proposed project is
expected to generate 35,420 gallons per day (gpd)of wastewater and convey it
into the City of Salem sewer system in Loring Avenue. The sewer generation is
based on the state code,314 CMR 7.15 which stipulates a generation rate of 110
gallons per day per bedroom for residential units. The estimated numbered of
bedrooms, which includes dens and lofts, was calculated to be a total of 322.
There is an existing 12"AC sewer line in Loring Towers Road which collects the
sewer generated by Loring Towers and flows by gravity to an existing 12" AC
sewer in Weatherly Drive/America Way, This 12" line presumably flows to
Loring Hills Avenue which connects to the 15" sewer line in Loring Avenue. An
8" PVC sewer line is located in Weatherly Drive which also connects to the
existing 12"line flowing towards Loring Hills Avenue.
One proposed building located on Lot B will require a pump station to connect
into the 12" line in Weatherly Drive, due to the elevation differences between the
two sites. The buildings on Lots A and D2 as well as the second building on Lot
B will connect via gravity to the existing 12" line in Weatherly Drive/America
Way. The three new buildings ultimately discharge to the sewer flow on Loring
Avenue.
According to the City engineering department the sewer lines have become
surcharged under heavy rainfall conditions. Aside from the infrequent condition
associated with this inflow and infiltration into the sewer system, there are no
known sewer capacity problems in the area of Loring Avenue. The owner is
committed to working with the city to identifying the source of the inflow and
infiltration and supporting efforts necessary for corrective action.The sewer line
further north in Loring Avenue does flatten out in the area of Intervale Road
which may cause a system restriction. However, the line increases to a 30"
diameter adding significant capacity to the system within a short distance. The
engineering department does not believe the addition of 178 units will present a
capacity problem.Notwithstanding, the owner has commenced a comprehensive
analysis of the existing sewer system within the Village at Vinnin Square to
identify other areas for potential improvements.
It is important to note that the original Master Plan development received a
sewer connection permit for build-out of the entire development.
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3.(and 4.) Storm Drainage
The existing drainage system for the Weatherly Drive/America Way residential
area is a closed system. Stormwater runoff is collected in a series of catch basins
and pipes and routed to a discharge point. The first discharge point is the
wetland area depicted on Lot B. A 12" drain line in the western portion of
Weatherly Drive collects the runoff from the surrounding area and discharges
into the wetland area. Another 12"drain line collects the runoff from the eastern
side of Weatherly Drive and routes it to the Loring Hills Avenue drainage system
(discharge point 2) which eventually connects to the City drainage system in
Loring Avenue.
The proposed drainage system has been designed to collect and control runoff
from impervious areas and treat stormwater flows prior to discharge. The
proposed drainage system will be a closed drainage system utilizing a series of
catch basins, with oil separation hoods and sediment sumps,connected to
manholes that direct the runoff to the two existing discharge points,described
above. All pavement area will be routed through either a detention facility,
which is designed for both water quality as well as water quantity management,
or a stormwater treatment structure. Therefore, both water quality and water
quantity will be regulated leaving the proposed developed areas.
The existing and proposed runoff quantities for the proposed development for
the 2,10, 100 year storm events were developed using standards published by
the Soil Conservation Service(SCS),Technical Release 20. While groundwater
recharge is currently being evaluated to infiltrate the proposed for the roof
runoff, the proposed analysis was performed without the benefit of the reduction
in flow due to the leaching basin recharge quantities. This simplified analysis has
provided a conservative estimation of the post-development runoff quantities.
The proposed closed drainage system will be designed such that the proposed
peak rates of runoff at the two discharge points will be equal to or less than the
existing peak rates of runoff. The stormwater management system calculations
will be submitted in support of the Notice of Intent filing with the Conservation
Commission.
The proposed comprehensive stormwater management system incorporates the
following features for the project to reduce the peak rate of runoff and to provide
mechanisms for the improvement of runoff water quality.
• A stringent erosion and sedimentation control program will be implemented
during the construction of the project and stormwater management systems.
This program will eliminate any short-term construction related impacts to
the site that might be anticipated from land disturbance and will leave the site
in a stable, non-erosive condition with measures to reduce the transport of
sediment off-site.
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Vanasse Hangen Br din.Inc.
• A stormwater management system incorporating a closed drainage
system including multiple redundant pollution control structures
such as catch basins with oil separation hoods and sediment sumps
and the gradual,controlled release of treated stormwater from
detention basins to downgradient municipal drainage systems and
wetland areas.
• The catch basins with hoods and sumps,as well as stormwater
sedimentation structures where needed will facilitate the collection of
runoff from all paved surfaces, reduce the transport of sediment and
enhance water quality.
• Construction phasing will be sequenced to allow initial construction
of the detention basins providing both a temporary and permanent
means of sediment removal.
5. Refuse Disposal
The proposed project will generate normal residential quantities of domestic
waste. All occupants will be encouraged to separate and recycle all allowable
materials. All dumpsters will be equipped with compactors to minimize the
volume of waste. In addition, the dumpsters will be located inside the garage
areas to eliminate any adverse visual impacts. A private hauler will be
contracted to collect the waste and transfer it to a licensed disposal station.
During construction clearing and grubbing of vegetation associated with the site
preparation is planned. All construction waste will be removed and properly
disposed of by a private contractor.
6. Traffic Facilities
The following information summarizes the findings of this traffic impact and
access study a copy of which is provided with this submission.
> Based on ITE trip rates, the project is expected to generate a total of 1130
(565 entering and 565 exiting) vehicle trips on an average weekday.
Similarly, the project is expected to generate SO(20 entering and 60 exiting)
vehicle trips during the morning peak hour and 90 vehicle trips (60 entering
and 30 exiting)during the afternoon peak hour.
> The proposed development will increase traffic volumes by 2.5 percent or
less over those that currently exist. The traffic generated by the proposed
development, therefore, will have a minimal impact on the area roadway
network.
> Intersections on the perimeter of Vinnin Square currently operate with
considerable delays during the peak traffic hours. Roadway improvements
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have been proposed by area municipalities and are currently under review
by the MHD; the improvements include new traffic signals at three nearby
intersections which will improve capacity and safety on study area
roadways and intersections.
> The site drive roadways will operate at acceptable levels of service with
minimal delays experienced by traffic on Loring Hills Avenue and moderate
delays experienced by traffic on Carol Way with the project and the
proposed improvements.
> A review of the accident records for the most recent three year period(1994-
1996)at each of the study area intersections revealed minimal accident
incidence at each of the study intersections with the exception of Paradise
Road at Vinnin Street. The records indicate that between 8 and 9 accidents
occur at this intersection each year. The accidents are evenly split between
rear-end and angle-type collisions. The new MHD traffic signal installation
will likely improve safe travel through this intersection.
> Results of the traffic analyses reveal that the project will have no noticeable
impact on the adjacent street system. Traffic operations at the nearby study
area intersections will be unaffected by the project related traffic.
> The intersection of Weatherly Drive and Carol Way will be modified to
operate in a traditional T-type intersection. In addition, the roadway
vertical and horizontal geometry of the approaches will be modified,
including the elimination of an existing reverse curve and widening of an
inadequate section of roadway. These modifications will significantly
improve the roadway creating a safer,more efficient intersection.
> To address project related traffic increases at the main site driveway (Carol
Way)during the weekday peak hour conditions, the proponent proposes a
minor widening of the Carol Way approach to provide two exclusive tum
lanes.
The project at full build-out will result in insignificant increases to area traffic of
between I and 2.5 percent and will have no noticeable impact to the adjacent
street network. Additionally, the Build condition levels of service at the main
site intersection of Carol Way with Loring Avenue will improve to better than
existing levels of service, with the implementation of the proposed
improvements. Improvements in traffic operations at the intersection of Carol
Way with Weatherly Drive are also expected with the realignment of Carol Way
with Weatherly Drive to the west.
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7. Electrical Power
Massachusetts Electric is the electrical service provided for the City of Salem.
There is an underground electrical conduit located within Weatherly Drive. The
Conduit appears to end at Loring Towers Road from Weatherly Drive west to
east. The remainder of Lot B will access the underground conduit directly from
Weatherly Drive. Lot A, however, will connect to a utility pole, via a riser
section, located in Loring Towers Road. Lot D2 will utilize an existing electric
manhole located on the eastern end of Weatherly Drive/America Way towards
Loring Hills Avenue. All under ground conduits will be used for the utility
work.
8. Gas
There is a 6" medium pressure gas line available in Loring Avenue. According to
the Boston Gas Company the 6" line ends at Loring Hills Avenue,just before
Carol Way. However,there is an existing gas line(size unknown at this time)in
Loring Towers Road which shows a connection into Loring Avenue. This
proposed project will connect into the gas line that runs through Loring Towers
Road.
Community Services
1. Schools
Based upon a survey conducted by the landowner and confirmed by the City, the
existing 338 units within the Village at Vinnin Square contain no school age
children.Therefore,it is anticipated that the proposed development will have
minimal impact to the school system.The project is located within 1 mile of a
public elementary school.
2. Recreation
The Village at Vinnin Square contains on-site recreation facilities including a
pool, tennis courts,clubhouse and access to the Forest River Preserve and Trails.
3. Police
Units will be privately monitored with alarm systems.
4. Fire
The municipal fire station is within 1 1/2 miles of the project. All buildings will
be fully sprinklered and constructed using 2B type construction.
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5. Public Works
The project will be privately maintained.
Human Considerations
1. Aesthetics and visual impact
As previously stated the proposed building architecture will be in keeping with
the prior phases of the Village at Vinnin Square.The proposal will utilize the
Georgian Federalist mid-rise style of buildings.The exterior will reflect
articulation and fenestration to engage the viewer whether they are pedestrian
or within passenger vehicles. Garages will be used within the basements of all
proposed buildings to minimize the amount of exterior impervious areas
necessary to support the buildings.
The proposed buildings have been sited in a manner which is responsive to the
site's natural qualities as well as to the character of earlier developed phases of
the project. An extensive landscaping program provides major beds of shrubs
and ornamental trees surrounding the proposed buildings as well as at their
entrances and as an upgrade to the entrance to Carol Way.
Evergreen buffer plantings are introduced at key.perimeter areas of the
development both to soften the projects visual impact upon neighboring land as
well as to provide a higher quality landscape experience for occupants of the
proposed project.
2. Parks, forests and recreational areas
See the discussion above on recreation.
3. Public Health
No deleterious impacts to public health are anticipated.
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