PB_94 Washington Square East - Amendment - Application Package 20190425 CITY OF SALEM
APPLICATION FOR AMENDMENT
` PL V BOARD TO DECISION19►�;� 25 0;11:"37
XLEI
CITY OF SALEM
APPLICATION FORM
SITE PLAN REVIEW
Location of Property:
Map& Lot: Map 35, Lot 536
Owner: The Breakaway at Salem Applicant:The Breakaway at Salem Common LLC
Common LLC
Address/PO Box: 5 Rantoul Street Address/PO Box: 5 Rantoul Street
City, State,Zip Code: Beverly, MA 01915 City, State,Zip Code: Beverly, MA 01915
Telephone: 978-239-6087 Telephone: 978-239-6087
I. Project Description:
The applicant is seeking, to amend an existing Site Plan Review Decision
(copy attached) to allow roof top air conditioning and ventilation units
to be installed on The roof u n as descrtbed in the artac d
narr'ativ- and rh.o ,, an the attacha plans
Zoning District(s): R-2
Square footage of parcel: 25,032 Gross Square footage of structure(s): 29,021
Square footage of footprint: 7.014 No. of dwelling units: 18
H. Submission Requirements:
Application form and attached reports,statements,and narratives: Five(5)hard copies shall be
brought by the applicant to the City Clerk to be"date stamped". The City Clerk will retain the original;
the remaining Four(4)copies shall be filed with the Planning Board by the applicant.
Plans and drawings: Four(4)full-size(24"x 36")sets of all plans and drawings and nine(9)half-size
(11"x 17')sets of all plans and drawing shall be filed with the Planning Board by the applicant.
Electronic submission: One(1)electronic copy of all application materials,including the application
form and attached reports,statements,and narratives,and all project plans and drawings, shall be filed
in.pdffonnat with the Planning Board by the applicant.
A. Required Narrative: A brief narrative, as requested by the Planning Board addressing the site
plan requirements and other appropriate concerns in the following defined categories:
1. Building
2. Parking and loading
3. Traffic flow,circulation and traffic impact Tom.
4. External lighting ' ` I ,
5. Landscaping and screening APR 2 5 2019
6. Utilities
DEPT. OF P L
7. Snow removal A t �a i N C3 &
COMMUNITY DEvELOPNrcivT
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8. Natural features and their protection and enhancement
9. Topography and its maintenance
10. Compatibility of architecture with surrounding area
B. Environmental Impact Statement: in accordance with Appendix A of the Salem Subdivision
Regulations.
C. Required Plans and Drawings:
A Site Plan stamped and dated by an architect,registered engineer,landscape architect,or other
qualified professional,at a scale of 1"=40',(or as established by Planning Board)including all
requirements as set forth in IIIB of the Salem Subdivision Regulations and the following:
1. Location and dimensions of all buildings and other construction;
2. Location and dimensions of all parking areas,loading areas,bicycle racks or bicycle
storage areas,walkways,and driveways.
3. Clearly identify pavement changes exceeding 5%and any vegetated slopes steeper than
1 V:3H,identify all pedestrian and vehicular pavement materials.
4. Location and dimensions of all internal roadways and access ways to adjacent public
roadways;
5. Location,function,photometric intensity,color temperature,and fixture type of
external lighting;
5. Location,type,dimensions,and quantities of landscaping with the size of the planting
identified.
7. Location,type,and dimensions of screening;including retaining walls and fences.
8. Current and proposed location and dimensions and screening of utilities,including:
water,stormwater,sewer, drainage,drain inlets,drainage tanks,back flow preventers,
manholes,hydrants,gas,electrical,telephone,wireless telecommunications facilities,
HVAC-related mechanicals,transformers,switchgears,generators,intake and exhaust
features including: ventilation, stacks,fans, louvers,steam,and recycling and other
waste disposal locations;
9. Location and dimensions of snow removal areas;
10. Location of all existing natural features including ponds,brooks, streams,wetlands,
street trees,marshes and existing vegetations up to the curbline;
11. Existing and proposed topography of the site,with one-foot contours;
12. Conceptual drawings and elevations of all buildings to be erected including elevations
showing architectural style;and
13. A context plan clearly showing the development site and the surrounding area at a scale
of 100 feet.
III. Procedure:
The Planning Board shall,within 7 days after the filing of this application,transmit one copy of said
application,plans and all other submitted information to the Inspector of Buildings,City Engineer,
Board of Health,Fire Prevention Officer,Director of Traffic and Parking and Conservation
Commission who may,at their discretion,investigate the application and report in writing their
recommendation to the Planning Board. The Planning Board shall not take final action on such
application until it has received a report thereon from the above agencies or until thirty-five(35)days
have elapsed after distribution of such application without a submission of a report.The Planning Board
shall hold a Public Hearing on said application as soon as possible after receiving the above reports,in
accordance with Chapter 40A of the Massachusetts General Laws. The Planning Board shall notify the
applicant in writing of its decision on the special permit.The decision shall document the proposed
development or use and the grounds for granting or refusing the special permit.The Planning Board
may,as a condition of approval,require that the applicant give effective notice to prospective
purchasers,by signs or by recording the special permit at the Registry of Deeds,of the conditions
associated with said premises and the steps undertaken by the petitioner or his successor in title to
alleviate the effects of same.
Sign*offApplilead/Owner Vt�!/7e of Owner(attached consent letter is also acceptable)
April 25, 2019
Date Date
FEE PAID:
FEE PAID:
PITMAN & WARDLEY
A S S O C 1 AFk: S
Architecture & Design
32 Church Street • Salem, MA • 978.744.8982
April 121h, 2019
Re: Site Plan Review—Narrative for additional roof top units
The Breakaway at Salem Common
Multi-family Residential redevelopment
94 Washington Square
Salem, MA 01970
On behalf of Spire Investments, LLC, Pitman& Wadley, Associates, LLC is submitting this
narrative and additional visual material to support the need for additional roof top units over the
annex building.
Included herewith is the following:
• Briggs Street elevation showing a site line from the end of the parking lot
• Roof plan and elevation
• Sketch showing site line from across Briggs Street
Since our hearing with the planning board for site plan approval, we have further designed the
mechanical systems for the building. We discovered that the area reserved on the third floor of
the new addition is not sufficient to house all of the air conditioning units and energy recovery
ventilation system. Our only alternative is to locate several units on the roof of the building.
During the design development phase, we were anticipating fewer and smaller units that could be
stacked. This solution is no longer desirable as the tants would be much taller than the railing
and visible from the neighbors on Andrew Street. We also have additional units due to structural
constraints in the mansion and at the town houses on Briggs Street.
The larger ERV unit will be located in the third floor well along with a few condensers and will
be screened by a solid 42" tall half wall. The remaining units will be located in the center of the
roof.
P&W have prepared a sketch that shows what one would see from Briggs Street at street level
and from a 2°d floor window from the neighboring houses. The units would not be visible.
Residents on Andrew Street would have the same impact since the houses are from a similar
distance from our building and the units are centered on the roof.
We have prepared another sketch that show the view angle from the first neighbor after our
parking lot on Briggs Street. The units would still not be visible from that point. Further down
the street, the units would be so small that they would not have a visual impact. They would also
not be visible from Washington Square.
We trust that this narrative and supporting documents provide sufficient demonstration that the
proposed change will not have a significant impact on the existing permitted project.
If you have any questions or comments, please do not hesitate to contact Brigitte Fortin or Peter
Pitman at 978-744-8982
Sincerely,
Brigitte Fortin, AIA
Pitman & Wardley Associates, LLC
Attachments
Cc: Spire Investments, LLC
Atty. Scott Grover
r
CITY OF SALEM
PLANNING BOARD 261$OCT 24 P . :
_ r
I- I r c,� r
Decision
sALEM, �As
Site Plan Review Decision
94 Washington Square East
(Map 35,Lot 536)
October 24, 2018
On Thursday, September 20, 2018, the Planning Board of the City of Salem opened a Public Hearing
for a Site Plan Review in accordance with the Salem Zoning Ordinance Section 9.5 for the site located
_. at 94;Washington Square East (Map 35, Lot 536)_for the restoration of the historic mansi6A and
constructionof a two-story addition to the existing one-story rear structure to return the property to
residential use with a total of eighteen(18)residential units.
The Public Hearing was continued to October 18, 2018. The public hearing was closed at the regularly
scheduled meeting of the Planning Board held on October 18, 2018 and the Board, based upon the
plans submitted and evidence presented at the public hearings, voted by a vote of eight (8) in favor
(Chair Ben Anderson, Matt Veno, Matt Smith, Helen Sides,Noah Koretz, DJ Napolitano,Kirt Rieder,
and Bill Griset)and none opposed, to approve the application of SPIRE INVESTMENTS, LLC, for a
Sife Plan Review,subject to the following conditions:
1. Conformance with the Plan
Work shall conform to the following plans:
_.. a. *"94 Washington Square Multi-Family Redevelopment" Sheets C-1, C-2, C-3, C-4, C-5, C-6,
C-7, and C-8 prepared by the Morin-Cameron Group, Inc., dated August 21, 2018, revised
October 3,2018;
b. **"94 Washington Square Multi-Family Redevelopment" Sheets ALL,A1.2,A1.3,A1.4,A1.5,
A2.1,A2.2, and A2.3,prepared by Pitman+Wardley Associates,dated August 2,2018;
c. **"94 Washington Square Multi-Family Redevelopment" Sheets Proposed Briggs Street
Elevation, Proposed Front & Rear Elevations, Proposed Side Elevation, prepared by Pitman +
Wardley Associates,dated October 10,2018; and
d. "94 Washington Square Multi-Family Redevelopment" Sheets Ll, L2, and L3 prepared by
Radner Design Associates, Inc.,dated August 22, 2018,revised October 3,2018.
*To be revised per Condition 4.b.
**To be revised per Condition 4.c.
2. Amendments
a. Any amendments to the site plan shall be reviewed by the City Planner and if deemed
necessary by the City Planner, shall be brought to the Planning Board. Any waiver of
conditions contained within shall require the approval of the Planning Board.
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3. Transfer of Ownership
a. In the event of the transfer of the site as a whole, within five (5) days of such transfer, the
Owner shall notify the Board in writing of the new owner's name and address. The terms,
conditions, restrictions and/or requirements of this decision shall be binding on the Owner and
its successors and/or assigns.
4. Site Specific Conditions
a. Two (2) housing units shall be set aside as affordable housing units. The Applicant shall place
an Affordable Housing Restriction on these two (2) housing units in the form acceptable to the
Commonwealth Department of Housing and Community Development (DHCD). The
restrictions shall be in accordance with the eligibility criteria for DHCD's Subsidized Housing
Inventory for the purpose of ensuring that the two (2) dwelling units will be restricted as
affordable housing for households whose annual incomes are eighty percent (80%) or less of
Area Median Income("Low Income Households")with a sales or rental price affordable to said
households as determined by DHCD for a period of ninety-nine(99) years from the date of the
original conveyance. The Affordable Housing Restriction(s) shall be registered with the Essex
South Registry of Deeds.
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-b. Revised plans reflecting replacement-of material.of the sidewalk through the Washington_
Square East curb cut entry from asphalt to brick shall be submitted to the City Planner prior to
issuance of a building permit.
c. Revised plans reflecting removal of shutters from the Briggs Street (south) elevation and the
rear (east) elevation shall be submitted to the City Planner prior to issuance of a building
permit.
5. Landscaping
a. An as built landscaping plan accompanied with a letter from a Registered Professional
Engineer or landscape architect certifying compliance of the landscaping with the approved
plan shall be submitted to the City Planner prior to issuance of the Certificate of Occupancy.
b. Maintenance of all landscaping on the site shall be the responsibility of the Applicant, its
successors or assigns,and any tree or shrab that does not survive shall be replaced. -
6. Lighting
a. A final lighting plan shall be submitted to the City EIectrician for review and approval prior to
the issuance of a building permit.
b. Light trespass onto adjacent parcels/rights of way shall be avoided as indicated on the
photometric plan.
c. After installation, Iighting shall be reviewed by the City Planner, prior to the issuance of a
Certificate of Occupancy.
7. Maintenance
a. Refuse removal, ground maintenance and snow removal shall be the responsibility of the
applicant. "Refuse removal" includes recycling, which shall be the responsibility of the owner,
his successors or assigns. The owner shall provide adequate facilities to ensure all users are
able to recycle their trash. Owner is to enter into a contract with a company of the owner's
choice to arrange pick-up of recyclable material. A copy of this contract is to be submitted to
the City Engineer.
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b. The applicant, his successors or assignees shall use its best efforts to engage a waste hauler for
compost that will regularly accept organic wastes from onsite residents for offsite composting.
Organic wastes shall not be stored onsite in a manner that allows nuisance conditions to
develop.
c. Winter snow in excess of snow storage areas on the site shall be removed off- site.
S. Board of Health
a. The owner shall comply with the following specific conditions issued by the Board of Health:
b. The individual presenting the plan to the Board of Health must notify the Health Agent of the
name, address, and telephone number of the project (site) manager who will be on site and
directly responsible for the construction of the project.
c. If a DEP tracking number is issued for this site under the Massachusetts Contingency Plan,no
structure shall be constructed until the Licensed Site Professional responsible for the site
confirms that the site meets the DEP standards for the proposed use.
d. A copy of the Licensed Asbestos Inspector's Report must be sent to the Health Agent.
-- e. A copy of the Demolition Notice-sent to#he DEP, Form BWPAO6, must be sent to the Health ---
Agent.
f. The developer shall give the Health Agent a copy of the 2 1 E report.
g. The developer shall employ a licensed pesticide applicator to exterminate the area prior to
construction, demolition, and/or blasting and shall send a copy of the exterminator's survey
report,treatment plan and treatment reports to the Health Agent.
h. The developer shall maintain the area free from rodents throughout construction.
i. The developer shall submit to the Health Agent a written plan for dust control and street
sweeping which will occur during construction.
j. The developer shall submit to the Health Agent a written plan for containment and removal of
debris, vegetative waste, and unacceptable excavation material generated during demolition
and/or construction. -
k. Noise levels from the resultant establishment(s) generated by operations, including but not
limited to refrigeration and heating, shall not increase the broadband sound level by more than
10 dB(A)above the ambient levels measured at the nearest abutting residential property line.
1. The developer shall disclose in writing to the Health Agent the origin of any fill material
needed for the project.
in. The resultant establishment shall dispose of all waste materials resulting from its operation in
an environmentally sound manner as described to the Board of health.
n. The drainage system for this project must be reviewed and approved by the Northeast Mosquito
Control and Wetlands Management District.
o. The developer shall notify the Health Agent when the project is complete for final inspection
and confirmation that above conditions have been met.
9. Fire Department
a. All work shall comply with the requirements of the Salem Fire Department.
10.Building Inspector
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a. All work shall comply with the requirements of. the Salem Building Inspector.
11. Utilities
a. Underground utility installation shall be reviewed and approved by the City Engineer prior to
the issuance of a Building Permit.
12.City Engineer
a. All work shall comply with the requirements of the City Engineer.
b. Applicant shall clean and televise (CCTV) the existing sewer main on Briggs Street from the
point of connection to the closest trunk sewer on Webb Street (approximately 850 ft) to
demonstrate that the system is in good condition and has the capacity to take additional flow
from the proposed development.
c. The plans show a water valve on sheet C-6 next to the existing fire service without a
connection to the system. The applicant should investigate this water location to ensure that
there are no other existing ser,-ices to this property that will need to be cut and capped at the
main. A building walkthrough by the City Engineer will be required to verify that there are no
other existing services-from-this property-that will need to be cut and capped at-the-main.—This
walkthrough may result in the need for a dye-test.
d. The applicant shall provide the proposed water and sewer peak demand flows.
e. The applicant shall provide a letter from.a licensed plumber to confirm the existing fire service
is in good condition to be reused.
f. The applicant shall provide locations of the electrical conduits for the proposed pole mounted
lights.
g. The applicant shall provide dimensions of the building and parking area for the existing and
proposed conditions and show the existing and proposed contours to determine grade changes.
h. The applicant shall provide detailed information on the proposed infiltration system, including
location of inspections ports capacity, stormwater calculations.
L The applicant shall provide information on the ground water elevation and soil conditions to
confirm that runoff will be able to infiltrate as proposed in the swale and the infiltration system.
j. If the applicant wishes to remove trees on public property, this shall only be allowed if
necessary for ADA compliance or through the public shade tree removal process with the
City's tree warden.
k. The applicant shall provide plans that show the existing roof drains' discharge location and all
proposed roof connections.
1. Provide checklist and stormwater report (including calculations & runoff path) per the
Massachusetts Stormwater Handbook. The City of Salem is covered under the EPA NPDES
MS4 General Permit which requires redevelopment projects to meet the Massachusetts
Stormwater Handbook standards as defined in Section 2.3.6 a ii 4 of the permit.
m. Prior to the commencement of any activity on this site, sedimentation and erosion control barriers
shall be installed as shown on the approval plan(s)and detail drawings. The City Engineer(or his
designee)shall inspect and approve such installation at the pre-construction meeting.
n. No clearing of vegetation, including trees, or disturbance of soil shall occur prior to the pre-
construction meeting. Minimal disturbance of shrubs and herbaceous plants shall be allowed prior
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to the pre-construction meeting if absolutely necessary in order to place erosion control stakes
where required.
o. There shall be adequate additional erosion and sediment controls stored onsite for emergency
purposes.
P. Appropriate erosion control devices shall be in place prior to the beginning of any phase of
construction, and shall be maintained during construction. The erosion control measures shown
on the approval plan(s)will be the minimum standards for this project; the City Engineer(or his
designee)may require additional measures.
q. Erosion and sedimentation control devices shall be inspected after each storm event and
repaired or replaced as necessary. Any accumulated silt adjacent to the barriers shall be
removed.
r. No alteration or activity shall occur beyond the limit of work as defined by the siltation barriers
shown on the approved plan(s).
s. Cement trucks shall not be washed out into any drainage system.
t. Immediate4--, following drainage structure installation all inlets shall be protected by silt fence, �.
strawbale barriers and/or silt bags to filter silt from stormwater before itenters the drainage
system. _ —. ..... ,
u. During construction,all drainage structures shall be inspected regularly and cleaned as necessary.
13.Clerk of the Works
a. A Clerk of the Works shall be provided by the City, at the expense of the applicant, his
successors or assigns, as it is deemed necessary by the City Planner. Notwithstanding the
foregoing, the parties acknowledge the Project shall be subject to controlled construction,
which requires oversight by a Registered Professional Civil Engineer. Accordingly, it is the
understanding of the Board, the City Planner and the Applicant,that the Clerk of the Works,is
expected to oversee and review all civil/site improvements related to the Project,including,but
not necessarily limited to:
i. all utility cut and caps related the City's Demolition Permit;
ii, all new utility installations;
iii. any connections to, extension of, or improvements to publicly owned
infrastructure both ori the applicant's site or within the City's right of way and
any on-site stormwater or wastewater systems;
iv. any new installations or modifications to existing pavement/sidewaWcurbing;
and
v. any sedimentation and erosion control barriers
b. The Clerk of the Works shall review and approve all proposed, or approved, changes to the
original Planning Board decision.
c. It is also mutually understood that the expense associated with the Clerk of the Works shall be
for a reasonable number of hours and at a customary rate of service.
d. The applicant shall submit a construction plan that includes a detailed sequence and schedule of
all construction activities related to the Project to the City Planner for approval prior to starting
work. The construction plan shall clearly detail the sequencing, schedule and duration of all
construction activities related to the Clerk of the Works' purview. Once the construction plan
is approved, it shall be used to create a Task Order for the Clerk of the Works.
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e. No work, including blasting, demolition, excavation, and grading shall start before an approved
task order for the Clerk of the Works services has been agreed upon and approved by all
parties.
14.Pre-Construction Conference
a. Prior to the start of work, a pre-construction conference shall be scheduled with the City
Planner,the City Engineer(or his designee),the Building Commissioner,the Health Agent, and
any other departments that may be necessary. The Owner shall submit a construction schedule
at the time of the pre-construction conference.
15.Construction Practices
a. All construction shall be carried out in accordance with the following conditions:
i. All provisions in the City of Salem's Code of Ordinance, Chapter 22, Noise Control,
shall be strictly adhered to.
ii. All reasonable action shall be taken to minimize the negative effects of conl;;truction on
abutters: Advance notice shall be provided to all abutters in writing at least 72 hours
prior to-eommencernent of demolition and construction of the project. �_-_-
iii. Drilling and blasting shall be limited to Monday-Friday between 8:00 AM until 5:00
PM. There shall be no drilling, blasting or rock hammering on Saturdays, Sundays, or
holidays. Blasting shall be undertaken in accordance with all local and state
regulations.
iv. All construction will occur on site; no construction will occur or be staged within City
right of way. Any deviation from this shall be approved by the Department of Planning
&Community Development prior to construction.
V. A construction traffic management plan and schedule shall be submitted to the
Department of Planning & Community Development for review and approval prior to
the issuance of a building permit.
vi. Any roadways, driveways, sidewalks,or landscaping damaged daring construction shall
be restored to their original condition by the applicant.
vii. All construction vehicles shall be cleaned prior to leaving the site so that they do not
Ieave dirt and/or debris on surrounding roadways as they leave the site.
viii. All construction shall be performed in accordance with the Rules and Regulations of the
Planning Board, and in accordance with any and all rules,regulations and ordinances of
the City of Salem.
ix. All construction vehicles left overnight at the site, must be located completely on the
site.
X. All construction activities shall be in accordance with the "Salem Police Station
Construction Management Plan".
xi. All construction shall take place under the direction and supervision of a Licensed Site
Professional in compliance with the rules and regulations of the Massachusetts
Department of Environmental Protection.
xii. The applicant shall promptly notify the Board of Health of any environmental condition
encountered during construction that may adversely impact the abutters to the site.
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16.As-built Plans
a. As-built Plans, stamped by a Registered Professional Engineer, shall be reviewed and approved
by the Clerk of the Works, then submitted to the Department of Planning and Community
Development and Department of Public Services prior to the issuance of the Certificate of
Occupancy. As-built plans shall identify 1) the number, location, depth, size and materials of
all buried utilities and 2)locations and rim and invert elevations of all manholes and structures.
b. The As-Built plans shall be submitted to the City Engineer in an electronic file format suitable
for.the City's use and approved by the City Engineer,prior to the issuance of the Certificate of
Occupancy.
c. A completed tie card., a blank copy (available at the Engineering Department) and a
certification signed and stamped by the design engineer, stating that the work was completed in
substantial compliance with the design drawing must be submitted to the City Engineer prior to
the issuance of the Certificate of Occupancy; as well as, any subsequent requirements by the
City Engineer.
17.Violations ._.
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a. Violations of any-condition shall result in revocation of this permit by-the-Planning Board,
unless the violation ouch condition is waived by a majority vote of the Planning Board.
I hereby certify that a copy of this decision and plans has 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 Sled or that if such appeal has been filed,and it has been
dismissed or denied,is recorded in the Essex South Registry of Deeds and is indexed under the name of the owner of record
is recorded on the owner's Certificate of Title. The owner or applicant,his successors or Assigns, shall pay the fee for
recording or registering.
Ben J.Anderson
Chairman
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