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16-20R FRANKLIN STREET APPLICATION FOR SITE PLAN REVIEW -Log f9cinviol sweae� CITY OF SALEM PLANNING BOARD lot AUG 17 PM '; 36 Cl I r LURK ® CITY OF SALEM SALEK MAs's APPLICATION FORM SITE PLAN REVIEW FOR NORTH RIVER CANAL CORRIDOR �LocaNn,of�Prolierty: 16, 18 & 20R Franklin Street pFiVla.p.&Lot: Map 26, Lots 400, 401 yy& 402' SO—�MMUN\\,( Edward Co LLC Owner: Edward Ferris, l M.Trustee nd 1 Applicant: c/oJ Pointer osephC. Correnti,1tEsquire G Trust 21 Naples Road gerafini, Darling & Correnti, LLP Address/PO Box: P Address/PO Box: 63 Federal Street City, State,Zip Code:Salem, MA 01970 City, State,Zip Code: Salem, MA 01970 . Telephone: Telephone: (978) 744-0212 I. ProiectDescription: This project will eliminate the existing junk yard. on the North River and replace it with a riverfront residential condominium development. e project includes 43 units in 5 buildings, with parking under each building. The project also includes independent garage bays for additional parking and storage, landscaping throughout the Gate, and public access walking paths along the riverfront. Square footage of parcel: 98,978 +/— Gross Square footage of structure(s): 86,700 +/— Square footage of footprint: 23,327 +/— No. of dwelling units: 43 II. Special Permit eligibility: The project applied for is eligible for a Special Permit and meets all of the requirements contained within the Zoning Ordinance under Section 8.4 for use-'as: ❑ Artist Space ® Residential ❑ Research/Light Manufacturing ❑ Retail ❑ Other *Applicant seeks special permit to allow fence -height up to 10' along side lot lines. III. Submission Requirements: Application form and attached reports,statements,and-narratives: Three(3)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 two(2)copies shall be filed with the Planning Board by the applicant. Plans and drawings: Three(3) full-size(24"x 36")sets of all plans and drawings and nine(9)half-size(11"x17")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.pdfformat with the Planning Board by the applicant. 1 of 2 Required Narrative: A brief narrative identifying how the proposed development is in compliance with the Neighborhood Master Plan for the North River Canal Corridor, October 2003. 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 l"=40',(or as established by Planning Board) including all requirements as set forth in Sections 9.5 and 8.4.15 of the Salem Zoning Ordinance: l. Location and dimensions of all buildings and other construction; 2. Location and dimensions of all parking areas, loading areas,walkways, and driveways. 3. Location and dimensions of all internal roadways and access ways to adjacent public roadways; 4. Location and type of external lighting; 5. Location,type,dimensions and qualities of landscaping and screening; 6. Location and dimensions of utilities,gas,telephone,electrical communication,water, drainage, sewer and other waste disposal; 7. Location of snow removal areas; 8. Location of all existing natural features including ponds,brooks,streams,wetlands,and marshes; 9. Existing and proposed topography of the site,with two-foot contours; 10. Conceptual drawings and elevations of all buildings to be erected including elevations showing architectural style; 11. Information on subsurface contamination/toxic material and adequate plans for remediation so that the public health will not be adversely affected; 12. Floodplain information and plans for adequate management of any anticipated problems; 13. Adequate stormwater management plans; 14. Information on the water distribution and sanitary sewer system and plans for any modification necessary to adequately serve the proposed development. As well as the following: 1. All existing features of the property relevant to the proposed project including,without limitation;any easements;water,sewer,gas and underground electrical lines;paper streets; conservation areas;wetland or waterways;hazardous waste disposal sites or historical sites. 2. If off-street parking is required by the Ordinance,the Site Plan must show layout and number of parking spaces set aside for the proposed use. Proposed parking layouts must include access ways and buffer zones. Ju iper Po'n nvestment Co LLC By, �� See attached Si na re of Ap licant Signature of Owner(attached consent letter is also acceptable) oseph C. Correnti, quire August 17, 2017 Date Date 2 of 2 CITY OF S ALEM N� PLANNING BOARD 20I7AJIG 17oil U040 o� = CITY CLERK CITY OF SALEM S`LEM# MASS APPLICATION FORM Mo Y EVE OPtuRbOOD HAZARD OVERLAY DISTRICT SPECIAL PERMIT GSMUN Location of Property: 16, 18&20R Franklin Street Map & Lot: Map 26 Lots 400, 401 &402 Owner: Edward Ferris individually and as Trustee of Ferris Trust Applicant: Juniper Point Investment Co., LLC c/o J. Correnti, Esq. Address/PO Box: 21 Naples-Road Address/PO Box: 63 Federal Street Salem, MA 01970 City, State, Zip Code: Salem, MA 01970 City, State, Zip Code: 978-744-0212 Telephone: Telephone: I. Project Description: Redevelopment of Ferris Junkyard and Auto Service Site on Franklin Street for residential use. Construction of five residential buildings with parking below four floors of living space and a free- standing one story garage structure, Construction of open space public access walkway along North River II. It has been determined by the Building Inspector that the above property lies in the following area(s): A. Wetlands District: ❑ Wetlands ❑ Buffer Zone B. Flood Hazard District: ❑ Zone A 9 Zone AE ❑ Zone VE III. Submission Requirements: Application form and attached reports,statements, and narratives: Three(3) 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 two (2) copies shall be filed with the Planning Board by the applicant. Plans and drawings: Three(3) full-size(24 x 36") sets of all plans and drawings and nine (9) half-size(I I"x17") 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 .pdfformat with the Planning Board by the applicant A. Required Plans and Drawings: A site plan at a scale of 1"equals 20' prepared by a registered land surveyor or registered professional engineer and showing at least the following: 1. Lot lines within which the development is proposed and the tie-in to the nearest road intersection. 1 of 3 2. The location, boundaries, and dimensions of each lot in question. 3. Two-foot (2') contours of the existing and proposed land surface. 4. Location of existing and proposed structures, water-courses, drainage and drainage easements, means of access, utilities, and sewer disposal facilities including leaching fields, if any. Proposed elevations should be noted. 5. Boundaries of all districts, areas and zones as noted in Section II. B. A written report describing the proposed development or use relative to each of the conditions set forth in Section 8.1.4 Special Permit Uses of the Salem Zoning Ordinance. See item IV below. C. In cases of flood-proofing or pile construction, certification by a registered professional engineer or architect as to the elevation of flood-proofing measures and as to compliance with the applicable sections of the Massachusetts State Building Code concerned with flood depths, pressures, velocities, impact and uplift forces, and other factors associated with the base flood. Where specific methods or techniques have been previously certified, the Planning Board may waive this requirement. D. Permits: A list of Federal, State, and other local permits required by the applicant. E. Descriptions relative to all conditions applicable in Section IV below. IV. Conditions (Complete those sections indicated Q by the Building Inspector) In the Flood Hazard District no structure or building, including pipes and wells, shall be erected, constructed, substantially improved, enlarged, or otherwise created or moved and no area shall be paved; no earth or other material shall be stored, dumped, used as fill, excavated, or transferred; unless all the following conditions are found to exist as part of the granting of a Special Permit by the Planning Board (use additional pages if necessary): 9 1. The proposed use will comply in all respects to the uses and provisions of the underlying district in which the land is located. Yes No X Planning Board Special Permit required. 0 2. There are adequate convenience and safety of vehicular and pedestrian movement within the site and in relation to adjacent streets and property, particularly in the event of flooding of the lot(s) or adjacent lot(s) caused by either overspill from water bodies or high runoff. Yes. In a 100-year flood event, portions of the site and adjacent streets will be flooded, up to a depth of approximately three feet. All habitable portions of the site and all mechanical equipment will be elevated above the flood zone. R 3. Utilities, including gas, electricity, fuel, water and sewage disposal, shall be located and constructed so as to protect against breaking, leaking, short-circuiting, grounding or igniting or any other damage due to flooding. (Provide details) Underground utilities(water/sewer/gas/drainage)exist in Franklin Street and will be extended into the property as required. All mechanical equipment for the buildings will hp-elevated above the 100-year flood elevation. An exterior pad-mount transformer will be set on an elevated concrete pad to raise the transformer ahnve the flnnd 7nnP 2of3 ❑ 4. Where the proposed use will be located within a coastal high hazard area(Zone VE on the FEMA Flood Insurance Rate Maps): a. New structures or substantial improvements shall be located landwards of the reach of mean high tide. Yes_No b. The support of new structures or substantial improvements shall not be, in whole or in part, by the use of fill. Yes_No ❑ 5. All subdivision proposals must be designed to assure that: a. Such proposals minimize flood-damage; Yes_No_ b. All public utilities and facilities are located and constructed to minimize or eliminate flood damage; Yes_No c. Adequate drainage is provided to reduce exposure to flood hazards Yes_No _ V. 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, Conservation Commission and Fire Prevention Officer who may, at their discretion, investigate the application and report in writing their recommendations to the Planning Board.The Planning Board shall not take final action on such application until it has received a report thereon from the Inspector of Buildings, City Engineer, Board of Health, Conservation Commission and Fire Prevention Officer 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 wetland or flood hazard conditions associated with said premises and the steps undertaken by the petitioner or his successor in title to alleviate the effects of same. Jun er Point nvestment Co LLC gy; r See attached S'g toe of pplicant Signature of Owner(attached consent letter is also acceptable) o eph C. C rrenti, Esquire Date Date FEE PAID: 3 of 3 List of Permits Required in Response to Application for Flood Hazard Overlay District Special Permit, Item IIID Juniper Point Investments, LLC 16, 18 and 20R Franklin Street Federal: NPDES Construction General Permit State: Chapter 91 License Local: Variance, Zoning Board of Appeal Notice of Intent, Conservation Commission Drainage Alteration Permit, City Engineer Stormwater Management Permit, Planning Board or City Engineer NRCC MASTER PLAN FRANKLIN STREET PARCELS GOAL OUR PROJECT Redevelopment should be in character - DRB to review architecture and landscaping with the surrounding context - Multifamily housing provides transition from commercial/industrial uses on North and Franklin Streets into residential neighborhood and Furlong Park Seek expansion of water-dependent uses - Will need to comply with Chapter 91 license requirements - Walking paths along the waterfront to be accessible to the public — it is not known at this point what legal form this will take - City programming of water-related activities Access to the waterfront should be provided - Walking paths to connect to the park at several locations and along the length of the - Refining pedestrian access through the site, waterfront, from Furlong Park to North Street while looking at Chapter 91 requirements NRCC MASTER PLAN FRANKLIN STREET PARCELS GOAL OUR PROJECT The City should review the status of the City - Site improvements include walking paths along owned parcels at North Street and adjacent to the river as well as sidewalk improvements on the river — to provide a new pedestrian Franklin Street walkway from Franklin to the MBTA Station Potential uses include Improving and maintaining the - Residential development is an improvement existing uses from a junkyard Remediation of environmental issues will be completed as necessary for residential use A potential mix of low density housing/ - Housing is proposed as the least impactful use commercial and retail while commercial/retail is eliminated - Project has greater open space than many other NRCC projects permitted to date Additional open space along the - The project is designed to create open space waterfront along the waterfront that will include public access and walking trails NRCC MASTER PLAN FRANKLIN STREET PARCELS GOAL OUR PROJECT Expansion of Furlong Park - The project is designed to create public access along the waterfront that will connect to Furlong Park General improvement to the intersections of - Traffic Impact Analysis addresses this and will Franklin and North Streets be peer-reviewed by the City Pedestrian Crossing and General Safety The need to minimize through traffic through the northern residential neighborhoods Discussion surrounding addition of traffic calming that would limit people from cutting through the site SERAFINI, DARLING & CORRENT.Ii-LLP ATTORNEYS AT LAW 63 FEDERAL STREET SALEM. MASSACHUSETTS 01970 JOHN R. SERAFINI. SR. - TELEPHONE JOHN E. DARLING 978-744-0212 JOSEPH C. CORRENTI - FACSIMILE KRISTIN E.KOLICK 978-741-4683 June 14, 2018 VIA ELECTRONIC MAIL Ben Anderson, Chair City of Salem Department of Planning and Community Development 120 Washington Street Salem, Massachusetts 01970 Re: Juniper Point Investment Co LLC Application for Site Plan Review for NRCC and Flood Hazard Overlay District Special Permit 16, 18 and 20R Franklin Street Dear Chair Anderson: On behalf of the Applicant, Juniper Point Investment Co LLC, I hereby request withdrawal of the above Applications filed on August 17, 2017, without prejudice. Ve' truly you , J se h C. rrenti Enclosures cc: client Project Narrative RCCEVED In Support of 11U; 17 21,11 "EP7- Site Plan Review Application CON o PIA Y VELO ME N)- From: Juniper Point Investment Co, LLC For Site Redevelopment at: 16, 18 & 20R Franklin Street Introduction The project involves redevelopment of industrial land located along the North River on the south side of Franklin Street between Furlong Park and the Burnham Dredging Company operation at 14 Franklin Street. All of the project land is located in the North River Canal Corridor zoning district. The plans call for construction of a total of 6 buildings —five residential structures and a garage structure — providing a total of 43 dwelling units. The proposed project includes site remediation and complete removal of the Ferris Junkyard and associated car repair and maintenance facilities within the property (Ferris Auto Services). The junkyard and car repair operations encompass all of the project land. Near the residential buildings, a gazebo, landscaping and on-site parking will be installed. The proposed project also includes construction of a public access walkway and landscaping along the North River waterfront. The project is made up of three parcels as follows: 1. 16 Franklin Street (City Parcel No. 26-0402). This parcel is approximately 21,500 square feet (0.5 acre) in size and has approximately 78-feet,of frontage along Franklin Street. The parcel has been used for the Ferris Junkyard operation since approximately 1954. The site has a primarily gravel and dirt surface with little vegetation present, except that mature deciduous trees (ash, oak, maple and locust) exist along the southern property boundary. Juniper Point Investments Co.,LLC 16, 18&20R Franklin Street Page 1 of 5 August 17,2017 4 2. 18 Franklin Street (City Parcel No. 26-0401). This parcel is approximately 2,500 square feet in size (0.06 acres) and has approximately 73 feet of frontage along Franklin Street. The parcel is developed with a one-story garage and office structure. 3. 20R Franklin Street (City Parcel No. 26-0400). This parcel is approximately 49,000 square feet in size (1.1 acres) and has no frontage on Franklin Street. Also included in this parcel is approximately 26,000 square feet of land whose ownership is in dispute. The parcel is used throughout for vehicle storage and driveways. Stored vehicles were removed a few years ago from the approximately 50'-wide strip of land along the North River. That area is now sparsely vegetated with grasses and weeds. There is a small clump of mature trees within the parcel along the northern parcel boundary. The project is located along the North River in the vicinity of commercial uses, such as the dredging company construction yard at 14 Franklin Street, and the automobile repair facilities at 17 Franklin Street. A vacant residential parcel (28 Foster Street) exists on the opposite side of Franklin Street from the project; further north are two single-family residential parcels (23 and 27 Franklin Street). This portion of Salem floods occasionally, and is included in the City's Flood Hazard overlay district. The 100-year flood zone at the site, as established by FEMA, is elevation 10-feet (AE zone — not an area subject to significant wave action). The entire site and the adjacent portion of Franklin Street is below the 100-year flood elevation. As required by building codes, all of the habitable building space will be elevated well above the flood elevation. Some of the garage parking areas will be within the flood zone —these portions of the buildings will be equipped with flood openings to allow floodwaters to come and go without human intervention. No mechanical equipment will be located below the 100-year flood elevation. The project achieves goals stated in the NRCC Master Plan in that it accomplishes appropriate residential development within an existing residential neighborhood; remediates the existing junkyard; creates a public walking path along the North River and connects to parkland at Furlong Park. The project will be conducive to multi-modal transportation in that it is located within walking distance of the Salem MBTA Bus and Train Station, the MBTA Bus Route 465 which travels along North Street (at the south end of Franklin Street, approximately 500-feet from the site), has adequate parking, includes bicycle racks in each building and elevators so that bicycles can be easily brought into units if desired. The project site is located on filled tidelands, so that a Chapter 91 license from Juniper Point Investments Co.,LLC 16, 18&20R Franklin Street Page 2 of 5 August 17,2017 the Commonwealth of Massachusetts is required for the project. The regulatory requirements associated with filled tidelands restrict the portions of the site that can be used for parking and residential occupancy. The proposed site layout meets those regulatory requirements. Removing the junkyard and auto repair facilities and constructing a walkway with public access along the North River shoreline are consistent with the regulatory goals of those regulations. . 1. Buildings The project includes five multi-family residential buildings with a total of 43 dwelling units. All of the residential buildings have parking on the ground floor with four floors of living space above. Building nos. 1 and 4 are town-house style layouts, with each dwelling unit occupying two-floors of living space. Buildings 2, 3 and 5 are garden-style layouts, with each unit occupying space on one floor only. Storage space for each dwelling unit will be established in the ground floor adjacent to the parking areas. Within each building, two stair towers and an elevator will provide access from the ground floor to the living spaces. The ground floor level of each building will be constructed of masonry and concrete materials, with composite exterior sheathing and trim materials. The living spaces will be conventional wood-frame construction with the same exterior sheathing materials. Roofs will be standing-seam metal materials as indicated in the building elevations. The single-story garage building on the south side of the project will be similar in architectural style to the dwelling buildings. The garage will provide 10 parking spaces and ancillary storage space. The garage will be positioned next to the abutting large commercial maintenance building located at 14 Franklin Street. The garage building will have flood openings as required by the building code. 2. Parking & Loading The majority of the parking will be provided in garage facilities. There will be 50 parking spaces located below the 43 dwelling units in the residential buildings. There will be an additional 10 parking spaces in the aforementioned garage building, and nine exterior parking spaces, for a total of 69 parking spaces at the project site. Handicapped-accessible parking spaces will be provided within each building convenient to the elevator. The site layout provides a counter-clockwise loop through the proposed residential development, with two driveway entrances on Franklin Street. The loop has been designed to accommodate emergency vehicle travel and is Juniper Point Investments Co., LLC 16, 18&20R Franklin Street Page 3 of 5 August 17,2017 i intended to have two-way travel throughout. The ratio of parking spaces to dwelling units is 1.6 spaces per unit. 3. Traffic Flow and Circulation and Traffic Impact The site entrances are along Franklin Street, near its intersections with Franklin Court and Foster Street. Adequate sight distance exists along Franklin Street in both directions for the driveways. As noted above, a looped traffic pattern within the site will provide access to all of the residential units and their parking spaces, and ensure adequate emergency vehicle access. A Transportation Impact Assessment prepared by Vanasse &Associates, Inc. dated August 15, 2017 is filed under separate cover herewith. 4. External Lighting Site lighting for the main parking lot will be provided by approximately 7-foot tall lantern-style light posts. The light fixtures will include opaque glass where appropriate so that light will not be cast onto adjacent properties. Lamps in the lighting fixtures will be energy-efficient LED. 5. Landscaping and Screening Solid fencing is provided along the south property boundary to separate the proposed residences from the adjacent construction yard. On the north side, fencing is provided along building no. 1 to separate the playground activities from the residential uses. Closer to the river, the fencing on the north property boundary is eliminated so that the grassy walkway that presently exists beyond the ball field in Furlong Park will continue seamlessly into the proposed public walkway space. Existing screening vegetation along the first base path at Furlong Park will also screen the residential use from the playground activities. Plant beds are provided along the building foundations with lawn provided in the larger open areas. Deciduous trees and perennial grasses are proposed throughout the site to provide seasonal color and shading. The proposed landscaping and screening will significantly improve the existing conditions at the site, and open up new view corridors from Franklin Street to the river. All landscaped areas will be properly maintained through the homeowners association. 6. Utilities Juniper Point Investments Co.,LLC 16, 18&20R Franklin Street Page 4 of 5 August 17,2017 Franklin Street has an existing 12"-inch diameter water main which will be tapped for this project. The proposed buildings will have both potable and fire protection water connections. New sewer, electricity, telephone and natural gas utilities will be installed from Franklin Street into the site. A new stormwater management facility will be installed at the site, connecting to an existing municipal drain that discharges to the North River. 7. Snow Removal Adequate snow storage is provided at key locations adjacent to the parking lots, as shown on Sheet C-3. Should on-site snow storage capacity prove to be inadequate, snow will be removed from the site. 8. Natural Area Protection and Enhancement The site has been thoroughly disturbed throughout the past century due to its previous auto repair and salvage uses. The proposed project will not disturb any natural areas. In 2003 the City prepared the North River Canal Corridor (NRCC) plan, which considered the Franklin Street neighborhood including the junkyard parcels. The plan recommended construction of a pedestrian access pathway along the North River, providing linkage between the neighborhood, the MBTA station and downtown. The plan also recommended improving the streetscape and sidewalks along Franklin Street. This proposed site redevelopment project will be a critical component of the planned Franklin Street improvements. 9. Topography and Maintenance The topography of the site is fairly flat, with only approximately two feet of grade change across the site above the coastal bank. The site is located in a flood zone, and appropriate measures have been taken to maintain flow of flood waters at the site. The flat, well landscaped site will be simple to maintain. A homeowners association will be formed by the unit owners to oversee contracts for site maintenance. 10.Compatibility of Architecture with Surrounding Area. This site is located in a transitional zone, changing from commercial and industrial uses and structures along Franklin Street to residential and parkland uses. The proposed architecture accommodates this transition by mixing conventional residential sheathing and trim materials with the commercial-style standing seam roofing materials. Juniper Point Investments Co., LLC 16, 18&20R Franklin Street Page 5 of 5 August 17,2017 Project Narrative In Support of Site Plan Review Application From: Juniper Point Investment Co, LLC For Site Redevelopment at: 16, 18 & 20R Franklin Street Introduction The project involves redevelopment of industrial land located along the North River on the south side of Franklin Street between Furlong Park and the Burnham Dredging Company operation at 14 Franklin Street. All of the project land is located in the North River Canal Corridor zoning district. The plans call for construction of a total of 6 buildings — five residential structures and a garage structure — providing a total of 43 dwelling units. The proposed project includes site remediation and complete removal of the Ferris Junkyard and associated car repair and maintenance facilities within the property (Ferris Auto Services). The junkyard and car repair operations encompass all of the project land. Near the residential buildings, a gazebo, landscaping and on-site parking will be installed. The proposed project also includes construction of a public access walkway and landscaping along the North River waterfront. The project is made up of three parcels as follows: 1. 16 Franklin Street (City Parcel No. 26-0402). This parcel is approximately 21,500 square feet (0.5 acre) in size and has approximately 78-feet of frontage along Franklin Street. The parcel has been used for the Ferris Junkyard operation since approximately 1954. The site has a primarily gravel and dirt surface with little vegetation present, except that mature deciduous trees (ash, oak, maple and locust) exist along the southern property boundary. Juniper Point Investments Co.,LLC 16, 18&20R Franklin Street Page 1 of 5 August 17,2017 2. 18 Franklin Street (City Parcel No. 26-0401). This parcel is approximately 2,500 square feet in size (0.06 acres) and has approximately 73 feet of frontage along Franklin Street. The parcel is developed with a one-story garage and office structure. 3. 20R Franklin Street (City Parcel No. 26-0400). This parcel is approximately 49,000 square feet in size (1.1 acres) and has no frontage on Franklin Street. Also included in this parcel is approximately 26,000 square feet of land whose ownership is in dispute. The parcel is used throughout for vehicle storage and driveways. Stored vehicles were removed a few years ago from the approximately 50'-wide strip of land along the North River. That area is now sparsely vegetated with grasses and weeds. There is a small clump of mature trees within the parcel along the northern parcel boundary. The project is located along the North River in the vicinity of commercial uses, such as the dredging company construction yard at 14 Franklin Street, and the automobile repair facilities at 17 Franklin Street. A vacant residential parcel (28 Foster Street) exists on the opposite side of Franklin Street from the project; further north are two single-family residential parcels (23 and 27 Franklin Street). This portion of Salem floods occasionally, and is included in the City's Flood Hazard overlay district. The 100-year flood zone at the site, as established by FEMA, is elevation 10-feet (AE zone — not an area subject to significant wave action). The entire site and the adjacent portion of Franklin Street is below the 100-year flood elevation. As required by building codes, all of the habitable building space will be elevated well above the flood elevation. Some of the garage parking areas will be within the flood zone —these portions of the buildings will be equipped with flood openings to allow floodwaters to come and go without human intervention. No mechanical equipment will be located below the 100-year flood elevation. The project achieves goals stated in the NRCC Master Plan in that it accomplishes appropriate residential development within an existing residential neighborhood; remediates the existing junkyard; creates a public walking path along the North River and connects to parkland at Furlong Park. The project will be conducive to multi-modal transportation in that it is located within walking distance of the Salem MBTA Bus and Train Station, the MBTA Bus Route 465 which travels along North Street (at the south end of Franklin Street, approximately 500-feet from the site), has adequate parking, includes bicycle racks in each building and elevators so that bicycles can be easily brought into units if desired. The project site is located on filled tidelands, so that a Chapter 91 license from Juniper Point Investments Co.,LLC 16, 18&20R Franklin Street Page 2 of 5 August 17,2017 the Commonwealth of Massachusetts is required for the project. The regulatory requirements associated with filled tidelands restrict the portions of the site that can be used for parking and residential occupancy. The proposed site layout meets those regulatory requirements. Removing the junkyard and auto repair facilities and constructing a walkway with public access along the North River shoreline are consistent with the regulatory goals of those regulations. 1. Buildings The project includes five multi-family residential buildings with a total of 43 dwelling units. All of the residential buildings have parking on the ground floor with four floors of living space above. Building nos. 1 and 4 are town-house style layouts, with each dwelling unit occupying two-floors of living space. Buildings 2, 3 and 5 are garden-style layouts, with each unit occupying space on one floor only. Storage space for each dwelling unit will be established in the ground floor adjacent to the parking areas. Within each building, two stair towers and an elevator will provide access from the ground floor to the living spaces. The ground floor level of each building will be constructed of masonry and concrete materials, with composite exterior sheathing and trim materials. The living spaces will be conventional wood-frame construction with the same exterior sheathing materials. Roofs will be standing-seam metal materials as indicated in the building elevations. The single-story garage building on the south side of the project will be similar in architectural style to the dwelling buildings. The garage will provide 10 parking spaces and ancillary storage space. The garage will be positioned next to the abutting large commercial maintenance building located at 14 Franklin Street. The garage building will have flood openings as required by the building code. 2. Parking & Loading The majority of the parking will be provided in garage facilities. There will be 50 parking spaces located below the 43 dwelling units in the residential buildings. There will be an additional 10 parking spaces in the aforementioned garage building, and nine exterior parking spaces, for a total of 69 parking spaces at the project site. Handicapped-accessible parking spaces will be provided within each building convenient to the elevator. The site layout provides a counter-clockwise loop through the proposed residential development, with two driveway entrances on Franklin Street. The loop has been designed to accommodate emergency vehicle travel and is Juniper Point Investments Co., LLC 16, 18&20R Franklin Street Page 3 of 5 August 17,2017 intended to have two-way travel throughout. The ratio of parking spaces to dwelling units is 1.6 spaces per unit. 3. Traffic Flow and Circulation and Traffic Impact The site entrances are along Franklin Street, near its intersections with Franklin Court and Foster Street. Adequate sight distance exists along Franklin Street in both directions for the driveways. As noted above, a looped traffic pattern within the site will provide access to all of the residential units and their parking spaces, and ensure adequate emergency vehicle access. A Transportation Impact Assessment prepared by Vanasse & Associates, Inc. dated August 15, 2017 is filed under separate cover herewith. 4. External Lighting Site lighting for the main parking lot will be provided by approximately 7-foot tall lantern-style light posts. The light fixtures will include opaque glass where appropriate so that light will not be cast onto adjacent properties. Lamps in the lighting fixtures will be energy-efficient LED. 5. Landscaping and Screening Solid fencing is provided.along the south property boundary to separate the proposed residences from the adjacent construction yard. On the north side, fencing is provided along building no. 1 to separate the playground activities from the residential uses. Closer to the river, the fencing on the north property boundary is eliminated so that the grassy walkway that presently exists beyond the ball field in Furlong Park will continue seamlessly into the proposed public walkway space. Existing screening vegetation along the first base path at Furlong Park will also screen the residential use from the playground activities. Plant beds are provided along the building foundations with lawn provided in the larger open areas. Deciduous trees and perennial grasses are proposed throughout the site to provide seasonal color and shading. The proposed landscaping and screening will significantly improve the existing conditions at the site, and open up new view corridors from Franklin Street to the river. All landscaped areas will be properly maintained through the homeowners association. 6. Utilities Juniper Point Investments Co., LLC 16, 18&20R Franklin Street Page 4 of 5 August 17,2017 Franklin Street has an existing 12"-inch diameter water main which will be tapped for this project. The proposed buildings will have both potable and fire protection water connections. New sewer, electricity, telephone and natural gas utilities will be installed from Franklin Street into the site. A new stormwater management facility will be installed at the site, connecting to an existing municipal drain that discharges to the North River. 7. Snow Removal Adequate snow storage is provided at key locations adjacent to the parking lots, as shown on Sheet C-3. Should on-site snow storage capacity prove to be inadequate, snow will be removed from the site. 8. Natural Area Protection and Enhancement The site has been thoroughly disturbed throughout the past century due to its previous auto repair and salvage uses. The proposed project will not disturb any natural areas. In 2003 the City prepared the North River Canal Corridor (NRCC) plan, which considered the Franklin Street neighborhood including the junkyard parcels. The plan recommended construction of a pedestrian access pathway along the North River, providing linkage between the neighborhood, the MBTA station and downtown. The plan also recommended improving the streetscape and sidewalks along Franklin Street. This proposed site redevelopment project will be a critical component of the planned Franklin Street improvements. 9. Topography and Maintenance The topography of the site is fairly flat, with only approximately two feet of grade change across the site above the coastal bank. The site is located in a flood zone, and appropriate measures have been taken to maintain flow of flood waters at the site. The flat, well landscaped site will be simple to maintain. A homeowners association will be formed by the unit owners to oversee contracts for site maintenance. 10.Compatibility of Architecture with Surrounding Area. This site is located in a transitional zone, changing from commercial and industrial uses and structures along Franklin Street to residential and parkland uses. The proposed architecture accommodates this transition by mixing conventional residential sheathing and trim materials with the commercial-style standing seam roofing materials. Juniper Point Investments Co.,LLC 16, 18&20R Franklin Street Page 5 of 5 August 17,2017 Environmental Impact Statement In Support of Site Plan Review Application From: Juniper Point Investment Co, LLC For Site Redevelopment at: 16, 18 & 20R Franklin Street Introduction This Environmental Impact Statement discusses the proposed project in response to the topics presented in Appendix A of the Salem Subdivision Regulations. For convenience, the topics are discussed in the order presented in the regulations. In the text below, italics are the topic as provided in the regulations with responses following. 1.0 Natural Environment 1.1 Air. 1.1.a Describe possible sources and duration of significant amounts of odors, smoke and dust. Response: There are no known sources of odors or smoke anticipated with the proposed project. Dust may be generated during the construction process, but will be minimized as outlined in 1.1.b. 1.1.b Describe precaution to be taken to eliminate or minimize the adverse environmental effects of the smoke, dust or odors generated. Response: Dust generated during construction will be minimized by the application of water and calcium chloride to travelled portions of the site. Dust control will depend on weather conditions and the construction activities ongoing at the time. 1.1.c Describe the relationship of the location of the subdivision and prevailing wind patterns to nearby residences, businesses, recreation area, and other public areas. Juniper Point Investment Co, LLC Page 1 of 17 August 17,2017 16, 18&20R Franklin Street Redevelopment Response: Long term meteorological records suggest that prevailing winds are generally from the northwest during winter months and from the west-southwest during the summer months. Downwind from the project site and across the North River are primarily residential communities and the Salem train station. The proposed residential uses at this site are unlikely to create odorous or noxious conditions that could migrate downwind. 1.1.d If incineration of refuse is proposed for the subdivision, describe the effects resultant emissions will have on air quality in the area. Include proof that the incinerator complies with the latest local and state standards. Response: Standard commercial refuse and recyclables collection will be employed at the site. The refuse and recyclables hauler will be required to bring these materials to permitted solid waste handling or disposal facilities. 1.2 Land 1.2.a Describe the existing general physical conditions of the site, including existing use, general topography, unusual geologic formations and soils, and how the project will effect these features. Response: The proposed site at 16, 18 & 20R Franklin Street is bordered by Furlong Park to the north, the North River to the east, Franklin Street to the west, and a commercial property (Burnham Associates) to the south. The subject property is approximately 2.27 acres in size and consists of relatively level terrain. The highest point lies at the northwest corner of the site and drains southeast towards the North River. The FEMA Firm Flood Map shows that the site is located within a Zone "AE" Flood Hazard area (Elevation 10-ft; NAVD 1988 datum, reference: FEMA FIRM Map No. 25009CO419G dated July 16, 2014). Zone "AE" Flood Hazards are defined as areas subject to inundation by the 100-year flood event, with known base flood elevations. The entire property is within the AE flood zone. The proposed buildings will be constructed so that the garage slab elevations are at or slightly below the flood elevation. Concrete foundations with flood openings will be constructed as required to allow floodwaters to enter and leave the garages without human intervention. The first floor living areas will be constructed at approximately elevation 20-ft, well above the flood elevation. All mechanical equipment for the buildings will be located above elevation 10-ft. The United States Department of Agriculture Natural Resources Conservation Service Soil Survey characterizes the soil as Urban Land, which indicates that the soils have been significantly altered or obscured by urban works and structures. The entire site has been disturbed. There is currently one (1) existing building on the property. The property reportedly was a landfill prior to becoming a junkyard and auto service center in Juniper Point Investment Co, LLC Page 2 of 17 August 17,2017 16, 18&20R Franklin Street Redevelopment r - the 1950's and consists largely of filled tidelands. An Environmental Site Assessment (ESA) was conducted in November 2013 by SP Engineering, Inc. The assessment included four (4) test borings. The soil borings revealed the presence of the fill material described above. Approximately fifty-percent or more of the property was formerly a municipal landfill operated b the City of Salem. The landfill was supposedly active from p Y Y pp Y 1906 to 1930 when it received wastes such as municipal ash, demolition debris, and leather wastes (reference: ESA by SP Engineering). 1.2.b Describe any limitations on proposed project caused by subsurface soil and water conditions, and methods to be used to overcome them. Response: Due to the landfill and industrial history of the site, all of the near surface soils at the site have been disturbed, as discussed above. Conventional construction techniques in general appear applicable, although deep foundations, such as piles or piers, may be necessary due to the presence of fill or soft marine deposits. A Licensed Site Professional (LSP) will be hired to evaluate the site and develop a plan for the required remediation. The proposed living space will be elevated approximately ten feet above the ground surface and therefore away from the potential contaminants in the soil. 1.2.c Describe procedures and findings of percolation tests conducted on the site. Response: Percolation tests are not applicable to this project. Sewerage will be provided by connecting to an existing municipal sewer in Franklin Street. 1.2.d Describe the types and amounts of land which will be permanently affected by construction of the subdivision. Response: All of the land on the site has been previously disturbed. The entire site, approximately 2.27 acres, will be redeveloped through the proposed project for residential and open space purposes. 1.2.e Describe proposed rough grading plans. Response: As noted above, site topography is approximately level, with only approximately two-feet of grade change across the site, excluding the area adjacent to the North River. Site grades will be adjusted as needed to provide adequate drainage. No large retaining walls or embankments are required. See Sheet C-5 in the drawing set for the grading and drainage plan. 1.2.f Describe location and extent of existing marshes, wetlands, or seasonal wet areas and any proposed alteration. Juniper Point Investment Co, LLC Page 3 of 17 August 17,2017 16, 18&20R Franklin Street Redevelopment Response: The project site is located adjacent to the North River Canal. Wetland resource areas on and adjacent to the site include Coastal Bank, Coastal Beach, and Land.Subject to Coastal Storm Flowage. As noted above the entire site is located within the 100-year flood plain. 1.3 Water and Wetlands 1.3.a Evaluate how and to what extent the project will affect the quality and quantity of any existing or potential public or private water supply, including watersheds, reservoirs and groundwater. Response: Due to its industrial history the site has no potential for public or private water supply uses. Site redevelopment will not affect existing or potential water supplies. The proposed project includes a modern stormwater management system conforming to Massachusetts Stormwater Management Guidelines. Parking lot runoff will be treated prior to discharge into the North River Canal. To the extent necessary to meet those guidelines, and subject to environmental testing of the on-site landfill materials and evaluation by a LSP, some building roof runoff may be captured and directed into infiltration structures to recharge groundwater. 1.3.b Describe the methods to be used during construction to control erosion and sedimentation and siltation including use of sediment basins and type of mulching, matting, or temporary vegetation; approximate size and location of land to be cleared at any given time and length of time to exposure; covering of soil stockpiles; and other control methods used. Evaluate effectiveness of proposed methods on the site and on the surrounding areas. Response: A comprehensive erosion control program will be undertaken during construction. Haybales and silt fence will be installed along the downgradient edge of the proposed work area. Temporary sediment basins may be necessary during construction. Construction entrances will be installed at the Franklin Street entrances and maintained until the pavement binder course is installed. Silt sacks will be installed and maintained in the vicinity of the proposed construction entrances and downgradient in Franklin Street. To help prevent off-site erosion, disturbed areas will be seeded and mulched as soon as practicable. Steep slopes will be stabilized with erosion control matting and seeded. Temporary stockpiles of existing on-site soil materials will be created during construction. Stockpiles will be encircled with erosion control barriers and covered as necessary. Additional earth materials received during construction are expected to be installed upon delivery. 1.3.c Describe the permanent methods to be used to control erosion and sedimentation. Include description of. Juniper Point Investment Co, LLC Page 4 of 17 August 17,2017 16, 18&20R Franklin Street Redevelopment 1.3.c.1 - any areas subject to flooding or ponding; Response: FEMA FIRM Flood maps show portions of the property lying within the 100-year flood zone. The 100-year flood elevation for this site is 10-feet (NAVD 88 datum). The site will be stabilized by bituminous pavement or landscaping and thereby protected from potential erosion. 1.3.c.2 -proposed surface drainage system; Response: All paved driveways will be directed into catchbasins equipped with 4- foot deep sumps and hoods to prevent sediments, oils, and trash from discharging into the Salem drainage system. Additional stormwater treatment will occur in the proposed water quality structures prior to discharge to the North River. 1.3.c.3 -proposed land grading and permanent vegetation cover, Response: Proposed topography is shown on the Grading and Drainage Plan (Sheet C-5). Re-graded areas will be stabilized as soon as practicable with lawn, hard surfaces (eg. pavement and sidewalks), or landscaped planting beds. 1.3.c.4 - methods to be used to protect existing vegetation; Response: Due to its location and previous uses, the site contains little mature vegetation. The site has been used as a junkyard for many years and is sparsely vegetated. Most of the existing vegetation will be removed. New vegetation will be planted as shown on the Landscape Plan. 1.3.c.5 - the relationship of the development to the topography, Response: The proposed development requires only slight re-grading to ensure satisfactory drainage. All areas disturbed during construction will be stabilized with vegetation or finish surfaces (e.g. pavement) as soon as practicable. Steep slopes will be stabilized with erosion control matting and seeded as necessary. 1.3.c.6 - any existing or proposed alterations of shorelines, marshes or seasonal wet areas; Response: Pending approval from the Conservation Commission, trash, broken- up concrete and pavement will be removed from the shoreline as part of the proposed project. 1.3.c.7- any existing or proposed flood control or wetland easements; Response: None. Juniper Point Investment Co, LLC Page 5 of 17 August 17,2017 16, 18&20R Franklin Street Redevelopment 1.3.c.8- estimated increase of peak runoff caused by altered surface conditions, and methods to be used to return water to the soils. Response: Drainage calculations are being submitted to the City under separate cover. The calculations show an increase in the peak rate of stormwater discharge to the North River. The topography of the site is fairly flat with isolated depressions that collect runoff during storm events. A shallow soil berm was installed along the North. River by the junkyard operator to minimize direct runoff from the site. During large storm events, the topographic mapping suggests that runoff will flow to municipal drains in Franklin Street and the North River. Due to the site's location along the North River, on-site detention of stormwater to dampen peak stormwater flow rates is not required to meet Massachusetts Stormwater Management Guidelines. On-site infiltration of stormwater may not be feasible or advisable due to the previous landfill and junkyard activities on- site. This issue is pending further testing and review by a LSP. 1.3.d Discuss the probability that the project will increase pollution or turbidity levels within receiving waterway and the precautions to be taken to minimize the effects. Response: The project includes a modern stormwater management system that will significantly improve the quality of stormwater discharges from the site and meet Massachusetts Stormwater Management Standards. Stormwater will be treated by a proposed water quality structure prior to discharging to the North River Canal. The project is not anticipated to increase pollution or turbidity levels within the Canal. 1.3.e Discuss the project's effect on the waterway's aquatic biota and use as habitats. Response: For similar reasons to those described directly above, the project is expected to have a positive effect on the aquatic biota of the North River Canal and aquatic habitats. 1.3.f Discuss the project's effects on groundwater quality and supply and efforts to recharge groundwater supplies. Response: As discussed above, the proposed project is expected to improve groundwater quality at the site or have not deleterious effect on groundwater quality. Pending further soil testing and evaluation by a LSP, infiltration structures may be installed to provide groundwater recharge of clean roof runoff. 1.3.g Discuss what effect the project will have on increasing the incidence of flooding, including areas outside the subdivision. Response: The proposed project will have no effect on the incidence of flooding Juniper Point Investment Co, LLC Page 6 of 17 August 17, 2017 16, 18&20R Franklin Street Redevelopment on or adjacent to the project area. The entire parcel is located within the 100- year flood zone, so flooding is anticipated in the areas below the flood elevation (10-feet, NAVD 88). Some portions of the site will be raised in elevation, decreasing the extent of flooding in those areas. 1.3.h Discuss the effect of the proposed sewerage disposal methods on surface and groundwater supplies and quality. Response: No impacts to surface water or groundwater supplies from the proposed sewerage system are expected. Sewage will be conveyed through sealed pipes and structures to the existing municipal sewer system in Franklin Street. 1.4 Energ 1.4.a Describe the types and increased quantity of energy required to serve the needs of the project residents. Response: The estimated annual power consumption of the proposed redevelopment is approximately 50 MMbtu per unit. 1.4.b Indicate what the sources of this energy will be. Response: Natural gas will be used for heating. Electricity will be used for lights, appliances, and cooling. Adequate utilities are available in Franklin Street. 1.5 Noise 1.5.a Describe the time, duration and types of noises generated by the project, both during and after construction. Response: During the construction phase, construction activities will conform to the Salem noise control ordinance (8:00 a.m. to 5:00 p.m. unless otherwise approved). Typical noise levels associated with the construction equipment are anticipated. During the foundation construction phase, pile driving may occur. Generally, soil conditions suggest that blasting will not be necessary, so use of that construction technique during this project should be minimal. During the operational phase, the site will be a typical residential development, so noise levels are not expected to be significant. 1.5.b Discuss what effect these noises will have on both humans and wildlife. .Response: During the construction phase, OSHA noise level requirements will be satisfied in the work zones. Construction activities will create noise levels noticeable to humans and wildlife. However, as noted above, the noise levels are expected to be typical of Juniper Point Investment Co, LLC Page 7 of 17 August 17,2017 16, 18&20R Franklin Street Redevelopment I residential construction projects, and will be temporary. The noise associated with the project post-construction is not expected to be significant. 1.5.c Describe the controls which will be used to eliminate or minimize the effects of these noises. Response: Construction noise will be controlled by 1) the use of mufflers on all construction equipment, 2) providing temporary power to the worksite so gas powered generators are not required, and 3) limiting the work hours as noted above. 1.6 Local Flora and Fauna 1.6.a Discuss the project's effects on land-based ecosystems, such as the indigenous wildlife, stream bank cover, and vegetal or wooded growth. Response: The project will redevelop land that has been substantially altered by previous activities at the site. The existing land surfaces are degraded and urban; Wildlife activity at the site is minimal. 1.6.b Describe proposed types and amounts of vegetative cover. Response: All cleared and disturbed areas, except buildings and hardscape surfaces, are to be covered with planting beds or loam and seed. Trees will be planted around the site per the Landscape Plan. 1.6.c Discuss the existence of rare or endangered plant, wildlife or fish species in the project area. Response: There are no known rare or endangered plant, wildlife or fish species in the project area. 2.0 Man-Made Environment 2.1 Land use 2.1.a Describe how the proposed project conforms with the growth plans for the area and the city in general. Response: In 2003, the City prepared the North River Canal Corridor (NRCC) Master Plan which encourages new growth and development in the North River area while preserving and enhancing the quality of life in the adjacent residential neighborhoods. The proposed project is consistent with the plan's mission in that it rehabilitates a dilapidated site, enhances the residential character of the neighborhood, and compliments the residential to commercial transition that currently exists by incorporating multi-family residential development between the commercial and residential uses along Franklin Street. Juniper Point Investment Co, LLC Page 8 of 17 August 17, 2017 16, 18&20R Franklin Street Redevelopment The NRCC plan specifically considered the Franklin Street neighborhood and the junkyard parcels. The plan recommended construction of a pedestrian access pathway along the North River to provide linkage between the neighborhood, the MBTA station and downtown. The plan also recommended improving the streetscape and sidewalks along Franklin Street. This proposed site is consistent with the Ian and will be a critical component redevelopment project p p of future Franklin Street improvements. 2.1.b Describe land uses adjacent to the project. Response: North of the project is an open space parcel owned by the City of Salem (Furlong Park). South of the project there exists a commercial property (marine contractor). To the west there is an auto-body shop and a residential neighborhood. 2.1.c Describe any existing or proposed public or common recreational or open areas within the subdivision. Response: The proposed site plan provides common lawn areas for the residents. A public-access pedestrian walkway is proposed along the waterfront. 2.1.d Discuss the site's proximity to transportation, shopping, educational facilities, recreational facilities, etc. Response: Public Transportation — 0.4 Miles to Salem Train Station Shopping — Downtown Salem —Various Shops — (0.4 mi); North Shore Mall (2.8 mi.). Educational Facilities — Salem High School (1.9 mi.); Collins Middle School (1.1 mi.); Bates Elementary School (0.9 mi.); and Salem Public Library (0.8 mi.). Recreational Facilities — Leslie's Retreat Dog Park (0.8); Furlong Park (0.0 mi.); and Mack Park (0.6 mi.). 2.2 Density 2.2.a Provide a tabulation of proposed buildings by type, size (number of bedrooms, floor area), ground coverage, and a summary showing the percentage of the tract to be occupied by buildings, parking and other paved vehicular areas, and usable open space. Juniper Point Investment Co, LLC Page 9 of 17 August 17, 2017 16, 18&20R Franklin Street Redevelopment Response: Table 2.2: Summary of Site Development Description / Location: 16, 18 & 20R Franklin St Land Use: Residential Number of Buildings: 6 Number of Units: 43 120 br Total Lot Area: 2.27 acres Pavement Coverage: 26% Open Space: 43% Building Coverage: 24% Building #1 Building #4 Units: 6 2-br; 4 3-br Units: 7 2-br; 5 3-br Number of Stories: 4 over garage Number of Stories: 4 over garage Building Footprint: 4,779 sf Building Footprint: 5,485 sf Gross Floor Area: 19,100 +/- sf Gross Floor Area: 21,900 +/- sf Building #2 Building #5 Units: 7 3-br Units: 7 3-br Number of Stories: 4 over garage Number of Stories: 4 over garage Building Footprint: 3,621 sf Building Footprint: 3,621 sf Gross Floor Area: 14,500 +/- sf Gross Floor Area: 14,500 +/- sf Building #3 Building #6 (Garage) Units: 7 3-br Number of Stories: 1 Number of Stories: 4 over garage Building Footprint: 2,200 sf Building Footprint: 3,621 sf Gross Floor Area: 14,500 +/- sf 2.3 Zoning 2.3.a Indicate the zoning designations for the site and adjacent areas. Response: Site: North River Canal Corridor (NRCC) Flood Hazard Overlay District (FHOD) Adjacent: North River Canal Corridor (NRCC) Residential Conservation (RC) Residential Two Family (R2) Flood Hazard Overlay District (FHOD) Juniper Point Investment Co, LLC Page 10 of 17 August 17, 2017 16; 18&20R Franklin Street Redevelopment -2.4 Architecture 2.4.a Describe the architectural and landscaping techniques which will be used to blend the structures with the surrounding area. Response: The buildings are broken up into two classifications: The longer rectangular buildings feature "townhouse style" units, which occupy two floors. The smaller, square-footprint style buildings have "flats style" units, with two units per floor. All buildings feature parking on the ground floor level, which minimizes the size of the parking lot and maximizes the amount of open space. The exterior cladding is clapboard siding and the roofing is standing seam metal roof. 2.4.b Discuss the heights of the structures in relation to the surrounding area. Response: The project includes five (5) new residential buildings and one parking garage. The residential buildings will be 50-feet tall. The proposed garage will be a single story with ten (10) parking spaces. An existing two-story building exists on the Burnham property to the south. No structures exist on the adjacent "Furlong Park" parcel to the north. 2.4.c Discuss the project's visual impact and possible interference with natural views. Response: The project will significantly improve the appearance of the site, which was been used as a junkyard for many years. The proposed buildings will not interfere with any existing scenic views-, the site is currently screened at Franklin Street by the existing fence, building, and trees. The proposed public walkway will provide natural views for the public to enjoy. The associated landscaping will provide year-round color. 2.4.d Describe type of construction building materials used, location of common areas, location and type of service facilities (laundry, trash, garbage disposal). Response: The proposed buildings will generally consist of wood-frame construction with concrete foundations. Dumpsters will be provided at each building for residential garbage disposal. 2.5 Historic Buildings, Historical Sites and Archeological Sites 2.5.a Indicate location and significance of any historic buildings or sites on or adjacent to the project. Response: According to the Massachusetts Historical Commission MACRIS database there are no historically significant buildings or sites on or adjacent to the proposed project. Based on City Assessor's records, the existing building located at 18 Franklin Street is estimated to be approximately 65 years old and does not appear to have any particular historical or architectural significance. Juniper Point Investment Co, LLC Page 11 of 17 August 17, 2017 16, 18&20R Franklin Street Redevelopment 3.0 Public Facilities 3.1 Water Supply, Flow, Pressure and Distribution. 3.1.a Describe the groundwater and/or surface water supply to be used. Response: Municipal water will be used. Salem obtains water from surface water supplies (Wenham Lake & Ipswich River). 3.1.b Discuss the demands of the project for consumption and fire protection. Response: Assuming full occupancy of the residential buildings, the design demand flow for water consumption is estimated to be approximately 13,200 gallons per day. The peak demand for fire protection for the building is estimated to be approximately 1,500 gallons per minute. The buildings will be equipped with fire suppression sprinklers and hard-wired fire alarm systems. 3.2 Sanitary Sewerage Connection, Distribution and Facilities. 3.2.a Discuss the quantity and type of sewage which will be generated by the project. Response: The estimated maximum-day domestic sewage generation is approximately 13,200 gallons/day. 3.2.b Describe the method of sewage which will be generated by the project. Response: Domestic sanitary sewage from the residential units. 3.3 Storm Drainage Facilities 3.3.a Describe where connection to the City system is proposed. Response: The proposed stormwater management system will connect to the existing Salem drainage system, which drains to the North River Canal. 3.4 Disposition of Stormwater 3.4.a Indicate the location of all proposed outfalls. Response: No new outfalls are proposed. The site stormwater system will connect to the municipal drainage system, which currently drains to the North River Canal. 3.4.b Describe the effect of the outfalls and their discharge on the receiving waters, i.e., increased flows, pollution etc. Response: The proposed project will treat stormwater prior to discharge, and thereby will improve receiving water quality and lessen pollutant discharges from Juniper Point Investment Co, LLC Page 12 of 17 August 17, 2017 16, 18&20R Franklin Street Redevelopment the site. 3.4.c. Discuss the quantity of stormwater to be discharged. Response: The pre- and post-development volumes of stormwater runoff from the project site are provided with the drainage calculations which are being provided to the City under separate cover. 3.5 Refuse Disposal 3.5.a. Estimate the quantity and types of refuse that will be generated by the subdivision. Response: Assuming full occupancy of the project, approximately 1.5 tons of refuse and recyclables will be generated per week. 3.5.b Describe the proposed methods of refuse disposal. Response: A dumpster and recyclables storage area will be provided within the on-site buildings. Refuse and recyclables will be managed by a private disposal company. 3.6 Traffic Facilities 3.6.a Discuss future vehicular circulation patterns including number and types of vehicles. Response: The proposed development incorporates a circular driveway with two entry/exit points off of Franklin Street. The driveway will support two-way traffic, most of which will be passenger vehicles. The separately provided Traffic memorandum, prepared by Vanasse & Associates of Andover, MA, predicts approximately 278 new vehicle trips on an average weekday for the project. 3.6.b Describe the proposed pedestrian circulation pattern. Response: Sidewalks are provided along the parking lot, providing efficient access to the building and parking areas and connecting with existing sidewalks on Franklin Street. Pedestrian walkways are also proposed east of the proposed residential buildings, along the water. 3.6.c Discuss the location and number of parking spaces proposed. Response: Each building will incorporate vehicular parking at the basement level, varying from eight (8) to fifteen (15) spaces per building. A separate parking garage is proposed at the south end of the property which will contain ten (10) spaces. Nine (9) additional parking spaces are proposed outside the buildings for a total of sixty-nine (69) spaces across the site. Juniper Point Investment Co, LLC Page 13 of 17 August 17, 2017 16, 18&20R Franklin Street Redevelopment 3.7 Electric power 3.7.a Discuss the power demand of the subdivision. Response: Approximately 110 kW (peak), and 1,000 kwh per day. 3.7.b. Discuss the source of the electric power and the method of supplying the area. Response: National Grid will provide the power. 3.8 Gas 3.8.a Discuss the demands of the subdivision. Response: Approximately 22,500 therms per year. 3.8.b Describe what the gas will be used for in the area. Response: Natural gas will be used for heating and cooking. 3.8.c Describe the source of gas supply and the proposed method of supplying the area. Response: National Grid is the local natural gas supplier. 4.0 Community Services 4.1 Schools 4.1.a Discuss the effect of the subdivision on existing schools, including number and ages of children generated by the subdivision. Response: The residential units are not expected to significantly affect existing school populations, due to the small size of the project and the expected population profile for the proposed units. 4.1.b Describe the location of the nearest existing schools. Response: The locations of the nearest public schools are Bates Elementary School (0.9 mi.); Collins Middle School (1.1 mi.); and Salem High School (1.9 mi.). 4.2 Recreation 4.2.a Describe existing and proposed recreational facilities, including active and passive types; and age groups participating, and state whether recreational facilities and open space are available to all Salem residents. Juniper Point Investment Co, LLC Page 14 of 17 August 17, 2017 16, 18&20R Franklin Street Redevelopment Response: Recreational facilities in the general area are; Furlong Park (0.0 mi; adjacent), Mack Park (0.6 mi.), and Leslie's Retreat Dog Park (0.8 mi.). The listed facilities are available to all Salem residents. 4.2.b Indicate location and width of existing and proposed pedestrian ways, bikeways or bridle paths. Response: Approximately four-foot wide sidewalks exist along Franklin Street. The sidewalks are not consistently constructed, and are used for parking in many locations along Franklin Street. The proposed development will incorporate new four-foot sidewalks with curbing along Franklin Street. New walkways will be installed on-site around the parking lot. Walkways are also proposed along the waterfront. 4.3 Police 4.3.a Estimate the total population projected for the subdivision. Response: The five residential buildings will have a total of 43 units that are large enough for a single family (nine (9) two-bedroom units & thirty-four (34) three- bedroom units). Approximately 2 people per unit on average is expected, for a total population of 86 persons. 4.3.b Estimate the total number of automobiles for the area. Response: Approximately 1.25 per unit, for a total of 54 automobiles. 4.4 Fire 4.4.a Discuss the total number of buildings to be constructed and their types and construction. Response: The proposed structures consist of five (5) wood-framed townhouse- style buildings, one wood-framed parking garage, and a single wood-framed gazebo. 4.4.b Describe the source and quantity of water available for fire protection for the area. Response: An existing 12" water main exists within Franklin Street. A new 8" water line is proposed to serve the new development. A new hydrant on-site is proposed at the end of the line. Each building will be equipped with fire- suppression sprinklers. Several fire hydrants are located on Franklin Street, one of which is located directly in front of the proposed development. 4.5 Public Works 4.5.a. Calculate the total linear feet of roadway to be publicly maintained and plowed. Juniper Point Investment Co, LLC Page 15 of 17 August 17, 2017 16, 18&20R Franklin Street Redevelopment Response: No public roadways are proposed. 4.5.b Calculate the linear feet of street drains, culverts, sanitary sewers, and waterlines to be publicly maintained. Response: Approximately 20' to 30' of publically maintained sewer and water service pipes will run into the site from Franklin Street. 5.0 Human Considerations 5.1 Aesthetics and Visual Impact 5.1.a Discuss the change in the present character of the area due to the projects, i.e., land use, density of development, etc. Response: The proposed project will be a substantial betterment to the neighborhood. The existing junkyard has been an eyesore for decades. The proposed land use is consistent with multiple projects permitted within the project area. The proposed multi-family development provides a transition between the commercial and residential uses along Franklin Street. The removal of the junkyard and the addition of public access along the riverfront will significantly improve the character of the area. 5.1.b Discuss the measures to be taken to minimize the adverse effects of the project, i.e., architecture, buffers etc. Response: The project site will be landscaped to minimize potential adverse effects. Fences along the property line will provide screening from abutting properties. 5.2 Parks, Forests and Recreational Areas 5.2.a Discuss how the siting and construction of the project will affect existing and potential park and recreation areas, open spaces, natural areas, and scenic values. Response: The project site abuts Furlong Park. The proposed development will provide recreational areas for residents and will significantly enhance scenic vistas in the neighborhood. The walkway along the riverfront will further extend the existing recreation areas. 5.2.b. Discuss how the project will affect recreational opportunities in the area due to removal of parks, forests, or open areas from public use. Response: The proposed project will have no negative effect on recreational opportunities. It will not remove parks, forest, or open space from public use. Juniper Point Investment Co, LLC Page 16 of 17 August 17, 2017 16, 18&20R Franklin Street Redevelopment 5.3 Public Health 5.3.a Discuss the project's effect on residents'public health due to changes in water quality, air quality, noise levels, etc. Response: The proposed construction project Is not expected to significantly affect public health, in that it will not significantly, or only temporarily, alter air or water quality, and noise levels. Juniper Point Investment Co, LLC Page 17 of 17 August 17,2017 16, 18&20R Franklin Street Redevelopment SERAFINI, DARLING & CORRENTI, LLP ATTORNEYS AT LAW 63 FEDERAL STREET SALEM. MASSACHUSETTS. 01970 ` JOHN R. SERAFINI.SR. TELEPHONE JOHN E.DARLING - - - 978-744-0212 JOSEPH C. CORRENTI - FACSIMILE KRISTIN E.KOLICK 978.741-4683 January 12, 2017 V Ben Anderson, Chairman BAN 1 City of Salem Planning Board 0E•P 61®Id CO120 Washington Street Salem, Massachusetts 01970 �UN�ry oFVE c P,,FNT Re: Juniper Point Investments Co, LLC Application for Site Plan Review for NRCC and Flood Hazard Overlay District Special Permit 16, 18 and 20R Franklin Street Dear Chair Anderson: On behalf of the Applicant, Juniper Point Investments Co, LLC, I hereby request allowance to continue the hearing date for the above Application from January 18, 2018 to the Board's next regularly scheduled meeting on February 1, 2018. Juniper Point Investments Co, LLC y its Attorney Joseph C 6orrenti JCC:dI cc: client Atli 7 2917 COMMU. Op y oLANNIN� cV LUPlv1NT August 17, 2017 . Re: Juniper Point Investment Co LLC Plans for Redevelopment of 16, 18, 20 and 20R Franklin Street To Whom It May Concern: Pleased be advised that I, Edward Ferris, Individually and Edward Ferris, Trustee of Ferris Trust, the owner of 16, 18, 20 and 20R Franklin Street, hereby authorize and allow these properties to be included in the submittal of the Applications to the City of Salem Planning Board, Zoning Board of Appeal, Conservation Commission, and any other municipal authority necessary for the permitting and approval of the plans for the redevelopment of the lots submitted Juniper Point Investment Co LLC. le By: Edward Ferris, Individually and as Trustee of Ferris Trust l R � IV SERAFINI, DARLING & CORRENTI, LLP SEP 27 2017 ATTORNEYS AT LAW DEPT. OF PLAIININ!NO & 63 FEDERAL STREET COMMUNITY DEVELOPiv;ENT SALEM, MASSACHUSETTS 01970 JOHN R. SERAFINI, SR. TELEPHONE JOHN E. DARLING 978-744-0212 JOSEPH C. CORRENTI FACSIMILE KRISTIN E. KOLICK 978-741-4683 September 27, 2017 f VIA HAND DELIVERY Amanda Chiancola, Staff Planner City of Salem Department of Planning and Community Development 120 Washington Street Salem, Massachusetts 01970 Re: Juniper Point Investments, LLC Application for Site Plan Review for NRCC and Flood Hazard Overlay District Special Permit 16, 18 and 20R Franklin Street Dear Ms. Chiancola: Enclosed in connection with the above referenced project, please check in the amount of $6,000.00, payable to the City of Salem, representing the Civil Peer Review fee. If you require anything further at this time, please do not hesitate to call. V truly your e . Corr nti Enclosure cc: client SERAFINI, DARLING & CORRENTI , LLP -ATTORNEYS AT LAW 63 FEDERAL STREET SALEM, MASSACHUSETTS 01970 JOHN R. SERAFINI, SR. TELEPHONE JOHN E. DARLING 978-744-0212 JOSEPH C. CORRENTI ,a E " J :ca ✓ FACSIMILE KRISTIN E. KOLICK 978-741-4683 A119 17 P,AiM)40 August 17, 2017 cots D�EVELOPME14T VIA HAND DELIVERY Tom Daniel, Director City of Salem Department of Planning and Community Development 120 Washington Street Salem, Massachusetts 01970 Re: Juniper Point Investments, LLC Application for Site Plan Review for NRCC and Flood Hazard Overlay District Special Permit 16, 18 and 20R Franklin Street Dear Mr. Daniel: Enclosed for filing with the Planning Board please find the following: 1. Two (2) copies of Application for Site Plan Review for NRCC; 2. Two (2) copies of Application for Flood Hazard Overlay District Special Permit, together with List of Permits Required; 3. Property owner authorization letter; 4. Two (2) copies of Project Narrative; 5. Two (2) copies of Environmental Impact Statement; 6. Two (2) copies of Traffic Analysis; 7. Three (3) full-size and nine (9) half-size sets of Site Plans dated August 17, 2017, prepared by Griffin Engineering Group, LLC; 8. Three (3) full size and nine (9) half-size sets of Conceptual Renderings, Floor Plans and Elevations dated August 16, 2017, prepared by Pitman & Wardley Associates LLC; and 9. Checks payable to the City of Salem in the amounts of $3,225.00 and $75.00, representing the filing fees. i Juniper Point Investment Co,LLC. 0244 City of Salem 8/11/2017 Date -\. Type -Reference Original Amt. Balance Due l,Qiscount Payment 8/11/2017 Bill Franklin Street 3,225.00 3,225.00 3,225:00 Check Amount 3,225.00 i , Enterprise l\Juniper Poi' NRCC Site Plan Review- Franklin Street 3,225.00, Juniper Point Investment Co,LLC. 1024,5- City of Salem 8/11/2017 Date --Type Reference Original Amt. Balance Due Discount Payment 8/11/2017 Bill FHOD Special Permit 75.00 75.001 75.00 Check Amount 75.00 f � , f Juniper Point Cash Ac FHOD Special Permit- Franklin Street 75.00 August 17, 2017 N Page Two Please note that the fee payable to the Salem News for the Legal Notice will be billed directly to our account with the Salem News. An electronic copy of the entire filing has also been forwarded to your attention. We are pleased to present these plans for the Board's review and approval. Ve truly yo s 6L Joseph C. Correnti Enclosures cc: client SERAF1Ni, DARLING & CORRENTI, LLP ATTORNEYS AT LAW 63 FEDERAL STREET SALEM, MASSACHUSETTS 01970 JOHN R.SERAFINI. SR. TELEPHONE JOHN E.DARLING - - 976-744-0212 JOSEPH C. CORRENTI FACSIMILE KRISTIN E. KOLICK • 976-741-4663 March 29, 2018 VIA ELECTRONIC MAIL Ben Anderson, Chairman City of Salem Planning Board 120 Washington Street Salem, Massachusetts 01970 Re: Juniper Point Investments Co, LLC Application for Site Plan Review for NRCC and Flood Hazard Overlay District Special Permit 16, 18 and 20R Franklin Street Dear Chair Anderson: On behalf of the Applicant, Juniper Point Investments Co, LLC, I hereby request allowance to continue the hearing date for the above Application from April 5, 2018 to the Board's next regularly scheduled meeting on April 19, 2018. Juniper Point Investments Co, LLC By its Attorney, t� ose C. Correnti JCC:dI cc: client I I SERAFINI , DARLING & CORRENTI , LLP ' ATTORNEYS AT LAW 63 FEDERAL STREET SALEM, MASSACHUSETTS 01970 JOHN R. SERAFINI, SR. TELEPHONE JOHN E. DARLING 978-744-0212 JOSEPH C. CORRENTI FACSIMILE KRISTIN E. KOLICK August 31, 2017 978-741-4683 VIA HAND DELIVERY 7,7 Amanda Chiancola, Staff Planner City of Salem d1� Department of Planning and Community Development 120 Washington Street &. , Salem, Massachusetts 01970 COW410: 001 f U Re: Juniper Point Investments Co, LLC Application for Site Plan Review for NRCC and Flood Hazard Overlay District Special Permit 16, 18 and 20R Franklin Street Dear Ms. Chiancola: Enclosed for filing please find the following: 1. Two (2) copies of Stormwater Management Plan dated August 2017, prepared by Griffin Engineering Group, LLC; 2. Three (3) full-size and nine (9) half-size sets of Site Plans dated August 17, 2017, revised August 30, 2017, prepared by Griffin Engineering Group, LLC; 3. Three (3) full size and nine (9) half-size sets of Conceptual Renderings, Floor Plans and Elevations dated August 16, 2017, prepared by Pitman & Wardley Associates LLC; and 4. Nine (9) half-size sets of aerial images entitled "Project Locus" dated August 30, 2017 and "Proposed Site Layout" dated August 17, 2017, prepared by Griffin Engineering Group, LLC. Electronic copies have also been forwarded to your attention. ery truly /Io , oJo -eph Correnti Enclosures cc: client i / 1 ' i , a t aw.tJl sa } x w- 1 ■ Ism _ I 1"tit1 I I I �T11 I i rs Y Ir �— � Olt. s � f� -.� ra_. ,.i - _, �. itrs ..i� .�a - .1111#llR• eti k .. -„. ww. 1■;i ylEi 1111 11[ ilI! mr w,,,.:..,, NI� silt t II1 .,.v;.R�;2aream _ ,., d'... "' .t,•, I ,giii III 1E3� ■u a Iola sirs ilia nr �e nrra•-'- a■ I ... , ..--_ r�rl 1 s. _ •� �2-`.. add■ i■ w■rrr :'i 1 I I k I .._:...:.... r•.rr r+a�l» err - _.., r „ Ilir 1 i.: .. , I , - 1■Y+o .. .,. rr. lI r f i --� ll� IIIII �::,., I d ii{I� � :r■rw!..w ..-'... ., .... ;.r� z ., f 1 ' .. ,. I+. �1 . t� rIn ,." .. 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JUNIPER POINT INVESTMENTS SALEM, MA 01970 1 G- 18-20 FRAN KLI N STREET c6 Schematic 978 -744 - 8982 SALEM MA55ACH U5ETT5 Design 100-4" --------------- ---T:r------------------T:1----------------------------- ------- -----------------0 I I � I 1 I I BLDG C BLDG B BLDG C , m � Lo Ln rj v �3LG 'A LDG C D PROJECT KEY - I NOT TO SCALE 1 I I I I I I I I I tEL-----�� I �Q----- QI I I 1 I A GARAGE FLOOR PLAN k,AI A I/811 = I ' — Oil 100-4" 100-4" I I I I I I 0 I I I I I I I I I I 1 I ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ El El ❑ °Q b o � moo° 0000 o o0 0o 00 00 00 Do >< A I --jI C FLOOR 3 B FLOOR 2 I A I/g11 = I ' - O" i A 11 = I ' - ptl CONCEPTUAL BUILDING A PITMAN WARDLEY ASSOCIATES T H P\ I V E F\ p LLC c� 32 CHURCH 5T. 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JUNIPER POINT INVESTMENTS A 2A SALEM, MA 01970 1 G- 18-20 FRAN KLI N STREET 5chematic 978 -744 - 8982 SALEM MA55ACHU5ETT5 De51gn 124'-O" OPORM O O O O-01" 0 O O - ' 00 00 00 00 4 1 BLDG C �LUG"� s BLDG C 0 Oa X OE 30 X 60 02 X OE 30 X 60 30 X 60 02 X OE � ICE] 0 o E PD FD] FD] 0 0 0 0 010 BLDG A BLDG C D PROJECT KEY —2 NOT TO SCALE A FLOOR 4 2B 1/8" = i ' — pil ❑ ❑ ❑ ❑ ❑ ❑ ❑ 00 00 100 Do 00 0o V16L 11 4MICAL YECM�WICAL YEp1MUCAL YE0IAWCAL YECH YE CAL YECMANICAL JL B ATTIC FLOOR 2 B 1/8" = 1 ' — Oil CONCEPTUAL BUILDING B PITMAN WARDLEY ASSOCIATES 0 T H V- E P\ LLC c\1 32 CHURCH 5T. JUNIPER POINT INVESTMENTS A 215 SALEM, MA 01970 1 G- 1 8-20 FRAN KLI N STREET Schematic 978 —744 — 8982 SALEM MASSACH USETTS Design Id 4. BLDG B at"' :. TT ja MT �::.i.4•a - `� —� FFFQ BLDG A LDG y �- --- IN FITTR D PROJECT KEY �-3 NOT TO SCALE A FRONT ELEVATION �-3 1/8" = 1 ' - 0" �o F1 ILL J � 11171 B RIVER ELEVATION C FRANKLIN STREET ELEVATION �-3 1/8" = 1 ' — O" A-3 1/8" = I ' — Oil CONCEPTUAL BUILDING C PITMAN WARDLEY A550CIATE5 p LLC cv 32 CHURCH 5T. JUNIPER POINT INVESTMENTS 5ALEM, MA 01970 1 G- 18-20 FRAN KLI N STREET co Schematic 978 -744 - 8952 5ALEM MA55ACH U5ETT5 De51gn 50'-0" PORfII 411+io%ACE FM BLDG B 1. B;LD V 0 1 N i ne�s O O 4 O ----------------; o ® ------------------ D PROJECT KEY Bq 00 00 -3 NOT TO SCALE B PLAN / FLOORS 2-3-4 3A 1/811 = 1 ' - Oil 5a-o" 7RAS EXCK'„DM em ZJ DECK ABM i N CD i Fp9i on CONCEPTUAL BUILDING C U ; PITMAN WARDLEY ASSOCIATES A PLAN / GARGAGE i i LLC NO it 1 - 011 '/MECH 32 CHURCH ST. JUNIPER POINT INVESTMENTS 16- 18-20 FRAN KLI N STREET L________________________ SALEM, MA 01970 Schematic 978 -744 - 8982 SALEM MA55ACHU5ETT5 DeSlgn BLDG C BLDG B 0 TRA5H Q Q Q ® © 0 ® 0 0 , 0 N BLDG C LZ BLDG A LDG C A GARAGE FLOOR PLAN A-4 1/8" = i ' - O" D PROJECT KEY �-4 NOT TO SCALE ©0FO ®®a© ® aooa o®oa o000 ®®®a 000a ooaa ®oQo ooQ® oil 1,1m U. m_ H . . . . C GARAGE 51 DE ELEVATION B GARAGE FRONT ELEVATION A-4 1/811 = 1 ' - Oil A-4 1/8" = I ' - Oil D GAZEBO ELEVATION �-4 1/8" = 1 ' - Oil CONCEPTUAL GARAGE BUILDING PITMAN WARDLEY ASSOCIATES No. RTHp LLC N 32 CHURCH 5T. JUNIPER POINT INVESTMENTS A ,4 5ALEM, MA 01970 1 G- 18-20 FRAN KLI N STREET co Schematic 978 -744 - 8952 5ALEM MA55ACHU5ETT5 Design - _ _ _ _- _ - - - - - - - - - - - - - - - - _ _ _ _ _ �___ __ _ _ � _ _ _ _ _ AV ✓�M'./,Nv�/N /.w�J.J`.���'../,./� �� _ _ _ _ _ _ _ _ - I✓,J,N.-fin �� RED BARN P�� titi Lti� ✓`vtiti � ARCHITECTURE �O f� ti.•,_�ti-�.� _tip �._ 84 High Street iPSWiCh,MA 01938 f 978.595.6764 Project Name Condominium Development f• • (l/ Y � S �,v� ..�.,..�,..., ti •.-.,��,-� .._„.. Description ,•ti. . �_ �w J ti.` ._,. Proposed Site Plan • Scale: 'zee .v.ti w ,�, � ���ti �,��� ti �� M Date: June 13,2018 �T� '9<'F v v�ti�,v��. Drawn by: RMc 1cr, rt� ti v� v�_. � � Checked by: RMc ❑ ��d tiv�. _ .v . ' ❑Ati :..' •���: n OAF ti-^-s� � M 10" N± 0 r:• x s - C tyf� Irn 12 UNITS (FLATS) ,r,, Z 08 1ST GARAGE O I 2Np 3 UNITS B 13 ..• r,, � O 3RD 3 UNITS ° 4TH 3 UNITS + STH 3 UNIT 13 PARGIN Q N ": •' } �� .. ,. - TRASH A ......... 1. 7 D 13 s •� N 01 01 �t m .-� UNITS (FLATS) 1ST G,4R►4C / Project Key 2ND 3 UNITS �: • �: 3R ) 3 UNITS / •••-.� r,. r,• 4TH 3 UNITS • • .�. 5TH 3 UNITS I D 3 PA IN PREVIOUS PROJECT ITERATION r:• 48 TOTAL RESIDENTIAL UNITS C / MIX OF 2*3 BEDROOM UNITS; TOWNHOUSE AND FLATS STYLES • • '• •.�.r: 19 OUTDOOR SPACES BELOW BUILDINGS E � • ; �. 10 UNITS (F ATS) 43 INDOOR SPACES BELOW BUILDINGS A,B,C � ------------------, 1ST GARAGE: 10 INDOOR SPACES BELOW BUILDINGS D,E a _ f'•. 2Np 2 UNITS / COMMON SPACE 72 TOTAL PARKING SPACES > _ 3RD 3 UNITS _ w` 'fi r.• 4TH 3 UNITS 13 4 ADDITIONAL PARKING SPACES ON FRANKLIN STREET LL v �;. s ---------------- , LL E STH 2 UNITS L • ' • i �. 13 PAIRJ<ING C E + O E N (D 06 .� U) ,. CURRENT PROJECT DESIGN E cis(TOUINHOUSS�- 42 TOTAL RESIDENTIAL UNITS Z 0 • r'• MIX OF 2t3 BEDROOM UNITS; TOWNHOUSE AND FLATS STYLES --------------- .. ; ' 20 OUTDOOR PARKING SPACES O • •; f 12 ;------ -------- 37 INDOOR SPACES BELOW BUILDINGS A,B,C U i . ; 8 INDOOR SPACES BELOW BUILDINGS D,E ------------------ G5 TOTAL PARKING SPACES TRANSFORMER 4 ADDITIONAL PARKING SPACES ON FRANKLIN STREET 01 4-6° RECEIVED JUN 2 8 2018 �,j BUILDING SQUARE FOOTAGEC LC DEPT. OF PLANNING $ •: i • ~� ,M• +,' COMMUNITY DEVELOPMENT � ,• :'. •.t.r:.. / TOW.;: NHOUSE BUILDINGS: ':• w,. �+': '' 4 + FOOT PRINT OF ENTIRE BUILDING 2,450 SF s • rr, / TOTAL LIVING SPACE OF ENTIRE BUILDING G,4G2 SF y. TOTAL GROSS LIVING SPACE OF PER UNIT I ,G 15 SF TOTAL GROSS AREA PER BUILDING 'UNIT RO B 8,910 SF ES) ( OUJNHO , NORTH RIVER CONDO DEVELOPMENT T BUILDING A B (IDENTICAL FOOT PRINTS): TOTAL UNITS 42 UNITS FOOT PRINT OF ENTIRE BUILDING 5,015 SF TOTAL GROSS FLOOR AREA 91 ,244 SF TOTAL GROSS FLOOR AREA OF ENTIRE BUILDING 24,327 SF / �v INCLUDING PARKING GARAGE UNIT AREAS 1 , 100 SF to I ,GOO SF F R A N K L I N BUILDING C BELL AT SALEM STATION FOOT PRINT OF ENTIRE BUILDING 5,015 SF TOTAL UNITS 2GG UNITS TOTAL GROSS FLOOR AREA OF ENTIRE BUILDING 24,770 SF ©Red Bam Arch iteaure S \ x TOTAL GROSS FLOOR AREA 377,471 SF INCLUDING PARKING GARAGE R� \ UNIT AREAS 1 , 100 SF to I $GOO SF PROPOSED SITE PLAN L- 1 . 0 BIT. CONC . SIDEWALK ✓ -O)SI S��NE I �.tiQ RED BARN ARCHITECTURE C'0 84 High Street ,.,�'•��� at} �/C Ipswich, MA 01938 �`• •, �;;++ ^' 978.595.6764 •••vet-+•{3`�"r; Condominium Development • ,+��•. Project Name 0 c �4 t• '+ +� /�S Description • �`• Proposed Site Plan :' '• ;� l Scale: 1/16"=1'-0" • ~ � , �� Date: June 13,2018 + v+• Drawn by: RMc Checked by: RMc III T9 'Cd10 .H x nW. Q� CD low ., y . • „% .• G8'-10" c I ----- rn . C fn x 12 UNITS (FLATS) ' ° N I 1ST GARAGE �� '•` f 1 ,� • 1 B vy s, I / r I 2ND 3 UNITS � s-k I ° � L_ 3RD 3 UNITS , j., + d O I 4TH 3 UNITS I / I 5TH 3 UNIT I / I 13 ioARKIN � � � _ I a "•� ••T��'v. 1 A I It --------- -------------J ` ——— — —————— -------------� I / MTS (FLATS) I �� 1ST GARAGE 94-8 ♦'' 2ND 3 UNITS + / PREVIOUS PROJECT ITERATION BUILDING AND DRIVE WAY LINES Project Key 01 ol UNITS ---------- �- 4T+� 3 UNITS + Y' f 5TH 3 UNITS I �fy� / •s •. .i I I N ` � 1 / •_ •� , , I INCPREVIOUS PROJECT ITERATION P I I I I ♦♦ • ---__� i I i i _ _ ___ ____ _i — —� r— -- --� 48 TOTAL RESIDENTIAL UNITS I . ., MIX OF 23 BEDROOM UNITS; TOWNHOUSE AND FLATS STYLES O ,per.. Zw .;• r 19 OUTDOOR SPACES BELOW BUILDINGS ' • g;£% '; i I i 43 INDOOR SPACES BELOW BUILDINGS A,B,C S— O- �* 10 UNITS lF ATS) 1 O ' •.� ':+fir : i y 10 INDOOR SPACES BELOW BUILDINGS D,E — : . ' �+,.• 1,- 1ST CAA ACC ' N • I ; L' 1 �- j�o 72 TOTAL PARKING SPACES .> c o C 2ND 2 UNITS / OMMON SPACE > �4;� t ' ; I i 3RD 3 UNITS i o / O �' •• :�':•+ I ------ ------------------------- I 4TH 3 UNITS a 4 ADDITIONAL PARKING SPACES ON FRANKLIN STREET 0 :•'•` $� '� i E ; 1;: 5TH 2 UNITS C 13 FARGING j -� N E • I I O _ C6� • _ ___ I 1 CURRENT PROJECT DESIGN r'• vrs i i 4 UN I TS .• i • • :. .� (TCWJ 4 -OU5E5) ----, ; :� ,�� � 42 TOTAL RESIDENTIAL UNITS -O 1r.,r�x MIX OF 2t3 BEDROOM UNITS; TOWNHOUSE AND FLATS STYLES � •~ • �•♦ -------------- --� �` !�C//l/G:Y..o-r.d...... r,. .n.... :�rvr.rn.w.u..✓ .... r .� r..._..s. ....., .j ��•� � 20 OUTDOOR PARKING SPACES V ,__________________, _ � -•� 37 INDOOR SPACES BELOW BUILDINGS A,B,C ' '•� I' `` •"��: : � .. , I / 8 INDOOR SPACES BELOW BUILDINGS D,E G5 TOTAL PARKING SPA E 1 ------------------' . ( ♦♦♦ ♦ TRANSFORMER 4 ADDITIONAL PARKING SPACES ON FRANKLIN STREET O / 4 i � =;` ' ; 5 - ♦♦��, BUILDING SQUARE FOOTAGE CALCS ,•.�..-{.•. ; , + TOWNHOUSE BNT OF ENTIRE BUILDING 2, 450 SF ;.. r;, — --- � ► ::{ ; ; 4 FOOT PR • '. `� ' `� •:•• - ; �l`� / TOTAL LIVING SPACE OF ENTIRE BUILDING G,4G2 SF • I ► ,•. ti - , ; -� TOTAL GROSS LIVING SPACE OF PER UNIT I ,G 15 SF ,M N S,, 'U IT - ; z TOTAL GROSS AREA PER BUILDING 8,9 10 SF - •, ;` CTOIUN�4OI�SES,0 NORTH RIVER CONDO DEVELOPMENT BUILDING A B IDENTICAL FOOT PRINT ): TOTAL UNITS 42 UNITS FOOT PRINT OF ENTIRE BUILDING 5,0 1 5 SF TOTAL GROSS FLOOR AREA 91 ,244 SF TOTAL GROSS FLOOR AREA OF ENTIRE BUILDING 24,327 SF z INCLUDING PARKING GARAGE U NIT AREAS 1 , 100 S F to I ,G00 S F FR AN K L Nyy �N��r� BUILDING C BELL AT SALEM STATION FOOT PRINT OF ENTIRE BUILDING 5,015 SF .00000.&� ©Red Barn Architecture TOTAL UNITS 2GG UNITS TOTAL GROSS FLOOR AREA OF ENTIRE BUILDING 24,770 SF S X TOTAL GROSS FLOOR AREA 377,471 SF INCLUDING PARKING GARAGE PROPOSED SITE PLAN R� UNIT AREAS 1 , 100 SF to 1 ,GOO SF T k BIT. CONC . SIDEWALK Jv Q) o � a CL � � � RED BARN z ARCHITECTURE N. � � 20 �/ LU J _! ° w Q Z) 84 High Street z N u- Ipswich, MA 01938 .- �� j.,.K•.. '�� v _ ,�y� 978.595.6764 I pilla,� �� •- Project Name Condominium Development ' � Description -�>�:. ' •' �'-T '�,��,-'• do Site Plan and Elevations Scale: Date: June 13,2018 wJ `' ";► 1 Drawn by: RMc Ell 11 Q Q LQ Mi - ---------- NI I Nn, ®rmn-IF-MI-M TUIU7ING A'-5ECTIONPE PE PS PE o 0 i I i.1 � I y p I v O• �' •doi � d a C I N � O H > d so I j � FRANKLIN STREET a ------------ + ! •�• ram! � I t * �,1 i I , Gpk •*7r / Ali � r • • •*��' i • • , +' Project Key IIII ��• '�K oar 1, I . t 2 • rsf s •r ^' FURLONG PARKC/) 0 � Q ., o E Ca iC •ICI t`l�q • ■� t.+��rT. J�•� ' ♦ cis • '+;; Z O •Yl�2+�♦ • O t To ��••: • :w �� U I � I I ti i I / III i �:,��M •M � r• �Y F7' / / ^ti �WS • Itom, t. .•�••: 1 .� T •�... I ®Red Barn Architecture LEA ti " PROPOSED SITE PLAN +ELEVATIONS s I . � �:�� A-2 . 1 a it RED BARN ARCHITECTURE — _ 84 i h Street H 9 - --- - Ipswich, MA 01938 A - - II 1 III \ �\ �� '� 978.595.6764 - - _ ------ Project Name Condominium Development III` P -- Description P -� -- IMPM1 Site Plan and Elevations O I - Scale: U w w — - - - L r Date: June 13,2018 Ew � p[ II Drawn by: RMc O I � I L . hec a y. c z z M I i I N 7 N c 0 v a •c G i d \ C rn O H atf a ., LL H . s l > x' s� a i \b. x / •F�.•� •�k Project Key i � L CL "• D N •• 1 E VJ 777 '. /�/jam �� r •F;..�, .. 0 U Y 1 cis i Fes- t, F•:' tom.; • , •, • + • `�y�� w - z 0 U .� m LU z z '0000.0 ©Red Barn Architecture PROPOSEDELEVATIONS LAN FP '• �� ►ram: x A-2 . 2 �• .t�•�`• \i►• �.t ' �t M.•' �; .Fyn••'• •�C; ��♦�'t•~ ►. •�t�w ,Y.i�t �•• ► ��• "6i 1'► • �• • tl ® ® ♦ rs lU V k O V A O 1L J O w� O BRICK BUILDING ON OPPOSITE SIDE OF O FRAN KLI N STREET — t or 1. C� FRAN KLI N STREET k PARKING LANDSCAPE 51 D EWA ix 3t � t < +,�;.s ��`�"'"ate' �+ �•- ' r 1 FrrNorth XA ;� ,�,k.�c ,� � yin c'�`f��'„+`i'�'iJk'y)�3��k✓ 9s �a..� k`{��.&t' �.� R *iver Condominium DeveLo rn n FrankLin Street Edge 17 I"v—T4 1 ,A-1 TOWNHOUSE BUILDING REDUCES z M A551 N G A5 IT 5TEP5 UP —_— / � - �'V � �'/ . .,, 'S� a;' ���,j • Fir t�V�,ri•� � � i� w - , � y, - U wry A — . ` . LU QD ► � h a, �- � DASHED LINE INDICATES 0 l� • � CD EXTENT Of BUILDING BEYOND °v O X ' LU Q kM• i L O <J s Ln o 00__: - 's°3 I A UU En he < 4' a" NEW DRIVE A15 LE PARKING LAN D5CAPE 51DEWALK u f Z� ® r r j i •�` a n� � .k' � r �3, i .Z ,� y:,n .fin North FurLong Park Edge - I � . � I � i I I- . ,--.-..T,-,-,--- 11 I I- --l. I - �- - � I I I- -� - - - I - � -- I . I -1-1 I - I �� I 11- ,, -11 I - - -- I . .-�--------.---.-- . , I� —,—"--------------,�.----.,-.--,�,-�,��.",.,--,---,--. I I - .1 .. � ----.--.-l------- --------"--- "". � I --.11-- -1-.— -1- - I- 1-1 - - --- .- .-I-- . 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