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NOV 30 2017 SERAFINI,
DEPT. OF PLANNING &
COMMUNITY DEVELOPMENT
JOHN R. SERAFINI. SR.
JOHN E. DARLING
JOSEPH C. CORRENTI
KRISTIN E. KOLICK
DARLING & CORRENTI, LLP
ATTORNEYS AT LAW 2017 NOV 30 ANII:-43
63 FEDERAL STREET
SALEM, MASSACHUSETTS 01970
Ben Anderson, Chairman
City of Salem Planning Board
120 Washington Street
Salem, Massachusetts 01970
SAILEM. MASS
November 30, 2017
Re: Proposed Amendments to Planning Board Decisions
LAR Properties, LLC
1, 3 & 5 Harmony Grove Road and 60 & 64 Grove Street
Dear Chair Anderson:
TELEPHONE
978-744-0212
FACSIMILE
978-741-4683
On behalf of LAR Properties, LLC, owner under agreement of the
property, enclosed for filing please find the following:
1. Nine (9) copies of letter prepared by Griffin Engineering Group, LLC
dated November 30, 2017, outlining the amendments requested;
2. Nine (9) copies of letter prepared by Griffin Engineering Group, LLC
dated April 13, 2016 regarding the Existing Building Inspction;
3. Four (4) full size and nine (9) 11 x 17 sets of Architectural Plans
prepared by Khalsa Design, Inc. dated November 29, 2017 (Sheets A-
000, A-100, A-101, A-300 and A-301); and
4. Four (4) full size and nine (9) 11 x 17 sets of Site Plans prepared by
Griffin Engineering Group, LLC dated December 20, 2011, revised
through November 29, 2017 (Sheets C-3, C-3A, C-4A, C-5A and C-
11).
November 30, 2017
Page Two
Kindly place this matter on the Board's December 21, 2017 agenda.
Respectfully submitted,
LAR Properties, LLC
ByAts Attorney
/
eph C. •rrenti
JCC:dl
Enclosures
cc: client
Griffin
Groug d c°
NOV 3 0 2017
November 30, 2017 DEPT. OF PLANNFNG &
COMMUNITY DEVELOPMENT
City of Salem Planning Board
Attn: Mr. Tom Daniel, Director
Dept. of Planning & Community Development
120 Washington Street, 3rd Floor
Salem, MA 01970
Subject:
2017 NOV 30 AM IS: 43
CITY CLERK
SALEM. MASS
Proposed Amendments to Planning Board Decisions
Grove Street Apartments
60 & 64 Grove Street and 1, 3, & 5 Harmony Grove Road
Dear Board Members:
On behalf of the Applicant, LAR Properties, LLC (LAR), this letter requests that
the Planning Board amend its Site Plan Review, Planned Unit Development
Special Permit and Flood Hazard District Special Permits for the subject project
(reference: Planning Board decisions dated December 11, 2014). LAR is in
the process of transferring ownership of the site from MRM Project Management,
LLC.
LAR is a well-known developer that owns and is redeveloping other multi -family
properties close to the former Salem Oil & Grease Company site. LAR
proposes to modify the City's 2014 approvals as they relate to the planned
restoration of the two and three-story office buildings at 60 Grove Street.
Instead of restoring the office buildings, LAR proposes demolition and
construction of a smaller, two-story community building with associated
walkways, patio, parking lot, landscaping and utilities.
The need to demolish the existing buildings at 60 Grove Street became apparent
in 2015 and 2016 when environmental remediation work was undertaken by
MRM Project Management. The buildings are beyond repair and cannot be
renovated as was first proposed approximately 6 years ago. There are so many
structural, architectural and other deficiencies in the 100+ year -old buildings that
renovation and reuse is impossible. Our attached inspection letter dated April
13, 2016, summarizes building deficiencies.
Salvaging the office building was also made difficult by the Chapter 91
Waterways License for the parcel. The entire parcel is within filled tidelands,
created in the late 1800's when the North River Canal was constructed, and
therefore is subject to DEP Waterways jurisdiction. The Waterways license
restricts first -floor building uses to defined "Facilities of Public Accommodation",
which constrain many typical commercial building uses. Re-establishing
Phone 978-927-5111 I Fax 978-927-5103 www.griffineng.com
495 Cabot Street 12nd Floor I Beverly, MA 01915
Salem Planning Board
November 30, 2017
Re: 60 Grove Street
Page 2
commercial uses of the first floor of the building in a manner consistent with the
Chapter 91 license was pursued by MRM Project Management, but no parties
were interested in the deficient buildings.
The site and architectural plans associated with this request are listed below.
The architectural plans were prepared by Khalsa Design of Somerville.
Sheet Description
C-3
C-3A
C-4A
C-5A
C-11
A-000
A-100
A-101
A-300
A-301
Overall Site Plan
Site Layout Plan
Grading, Drainage and
Erosion Control
Utilities Plan
60 Grove Street Landscape
Architectural Cover Sheet
First & Second Floor Plan
Roof Plan
Front & Side Elevations
Rear & Side Elevations
Last
Revised
11/29/17
11/29/17
11/29/17
11/29/17
Plan 11/29/17
11/29/17
11/29/17
11/29/17
11/29/17
11/29/17
Prepared
By
GEG, LLC
GEG, LLC
GEG, LLC
GEG, LLC
GEG, LLC
Khalsa Design
Khalsa Design
Khalsa Design
Khalsa Design
Khalsa Design
The proposed two-story building footprint is approximately 1,620 sq. ft. and will
be of conventional wood -frame construction on a cast -in -place concrete
foundation. The first floor is intended for community meetings and gatherings,
uses that are compliant with the aforementioned Chapter 91 restrictions. The
"Great Room" is approximately 600 sf in size and includes a small kitchenette so
that food can be brought in. An approximately 580 sf patio will be suitable for
outdoor gatherings. The second floor is approximately 850 sq. ft. and will be
used as office space by LAR Properties. The building will have views of the
North River Canal, and will be complemented by landscaping throughout the
parcel.
The reconstructed parking lot provides fifteen (15) vehicle spaces. A
handicapped accessible space is provided adjacent to the building; two
accessible building entrances are provided.
The proposed site improvements will reduce the building footprint area on the
parcel from approximately 8,600 square feet to 2,200 square feet (including the
patio). Impervious areas on the parcel will be reduced by approximately 14,500
sq. ft. The site redevelopment work will significantly reduce the amount of
stormwater runoff directed to the Grove Street drainage system and increase the
Salem Planning Board
November 30, 2017
Re: 60 Grove Street
amount of flood storage capacity available on the parcel.
Page 3
In September 2016 we wrote the Planning Board describing how the large and
deteriorating buildings at the site, and their stringent reuse restrictions, had
become counterproductive to Salem Oil & Grease Site redevelopment. Unused
for over ten years, the existing buildings have become potential safety hazards
and a neighborhood blight. Demolishing the buildings and constructing a
modest, energy -efficient, accessible building with greater buffer distance to the
canal, as LAR proposes, will create an attractive, publically-accessible meeting
space and landscaped area along the canal, and will facilitate the Salem Oil &
Grease Site redevelopment project.
Thank you for your consideration of this request. We look forward to meeting
with the Board in the near future to present our plans in more detail and respond
to your comments. Should you have any questions or require additional
information, please do not hesitate to contact the undersigned or Attorney
Joseph Correnti (978-744-0212).
Very truly yours,
Grid Engineeripg Group,
Robert H. Griffin, P.E
Attachments: Plans as listed above
Structural Assessment Letter dated April 13, 2016
Cc: PDF of all items sent to City by email.
Attorney Joseph Correnti (w/ enclosures)
LAR Properties, LLC
Khalsa Design
MRM Project Management, LLC (w/ enclosures)
Griffin
Engineering
Group, LLC
April 13, 2016
Mr. Michael Hubbard
MRM Project Management
PO Box 388
Beverly, MA 01915/
Subject: 60 Grove Street — Existing Building Inspection
Dear Mr. Hubbard:
As requested, the undersigned made a visual inspection of the subject building on
April 13, 2016. The building is a two and three-story wood framed structure
previously used for industrial and office uses. The building has been vacant for
approximately ten years. The building contents have been almost completely
removed; a few industrial components were apparent within the building.
The building is not habitable and has been substantially damaged by weather, time,
vandalism and decay. All building systems, such as electrical, heating, ventilating,
and plumbing have been substantially damaged and are inoperative; their remaining
portions are antiquated and inadequate. There are numerous roof leaks and
damaged windows. Mold and moss were growing on the walls and floors in many
locations.
The wooden posts along the main interior bearing lines in the first floor are clearly not
plumb. The second floor of the building has shifted away from the canal. The
building design lacks adequate lateral restraint, even if it were new. Portions of the
first floor have collapsed into the crawlspace below. Wood joists and beams have
pulled away from main girder beams supporting the second floor so that wood tenons
are partially exposed. Numerous second floor and roof joists are broken, rotten and
sagging. Floor and roof sheathing has rotted through in many locations so that
considerable care must be exercised simply walking through the building. Access to
the crawl space was not available during our inspection, however through gaps in the
first floor sheathing and from the building exterior we observed damaged brick and
concrete supports and damaged stone masonry supports.
Based on our inspection it is clear that the building is presently unsafe for any
occupancy. Substantial reconstruction of the building would be required to make the
building suitable for any use in a manner compliant with current building codes. The
existing building layout and its means of access and egress would require substantial
modification. The extent of required modifications and reconstruction are so
comprehensive as to be impractical.
Accordingly, we recommend that the building be demolished at the earliest
opportunity. The building has already been red -tagged to warn emergency
responders of the hazardous condition of the building. Suitable postings prohibiting
Phone 978-927-5111 I Fax 978-927-5103 I www.griffineng.com
495 Cabot Street 12nd Floor I Bev ± ; MA 01915
Mr. Michael Hubbard
MRM Project Management
April 13, 2016
Page 2
entry to the building and continued efforts to secure the building from vagrants is
recommended until the building is removed.
Thank you for the opportunity to be of assistance. Should you have any questions or
comments, or require additional information, please do not hesitate to contact the
undersigned.
Very truly yours,
Griffin Engineers g Group,
Robert H. Griffin, P.E.
Cc: T. St. Pierre, Salem Director of Inspectional Services