August 2023 275 Lafayette Street
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Design Review Board Recommendation
275 Lafayette Street
Design Review of Entrance Corridor Project
Meeting Date: August 23, 2023
Members Present: Paul Durand, David Jaquith, Catherine Miller, Marc Perras, J. Michael Sullivan, Sarah
Tarbet
Members Absent: Glenn Kennedy
At a regular meeting of the Design Review Board (DRB), upon a motion duly made and seconded, it was
unanimously voted to recommend design approval to the Planning Board of the proposed redevelopment of the
project site to include the restoration/renovation of the existing structure fronting on Summit Avenue and
changing its use to residential and the construction of a new residential fronting on Lafayette Street for a total of
10 residential units on the site. The DRB has included design recommendations for your consideration.
Referenced Plans and Documents
1. Project Narrative prepared by Seger Architects, Inc., 83R North Street, Salem, MA, 01970, dated 08/03/23.
2. Existing elevations and proposed floor plans, prepared by Seger Architects, 83R North Street, Salem, MA
01970, dated 06/21/23.
3. Site Plan Layout, sheet C3.00, prepared by Griffin Engineering Group, LLC, 495 Cabot Street, 2nd Floor,
Beverly, MA 01915, dated 08/08/23.
4. Proposed elevation plans prepared by Seger Architects, Inc., 83R North Street, Salem, MA 01970, dated
08/08/23.
5. Materials Sheet prepared by Seger Architects, Inc., 83R North Street, Salem, MA 01970, dated 08/08/23.
6. Landscape Plan prepared by Seth Berkowitz, Landscape Architect, dated 08/07/23.
7. Photometric Plan, sheet C6.00, prepared by Griffin Engineering Group, LLC, 495 Cabot Street, 2nd Floor,
Beverly, MA 01915, dated 08/08/23.
Findings
1. General: The DRB found that the project will be an asset to the community for both the construction of
much-needed residential units and its enhancement of the Lafayette Street streetscape with appropriately
designed infill development that is sensitive to the neighboring historic structures.
2. Consistency with Design Guidelines and the ECOD Ordinance: This project is consistent with the city’s
Commercial Design Guidelines and the tenets of the Entrance Corridor Overlay District Ordinance.
Design Recommendations
The DRB is offers the following recommendations for the Planning Board’s consideration:
1. Lafayette Street Architecture:
a. Pediment: The DRB supports the construction of the pediment and appreciates how it relates to
the existing building on the site. However, to better relate the new construction on Lafayette
Street with the surrounding historic buildings, the Board recommends adding a cornice between
the second and third floors on the front/west façade of the building. A strong cornice that runs the
width of the structure will create a stronger architectural relationship between the new
construction and the abutting historic buildings, many of which feature similar cornices.
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b. Front Entry: The applicant shall explore widening the front stairs and subsequently the walkway
leading to them, to create a grander entrance and provide some outdoor space for residents.
c. East Elevation: The applicant shall consider adding more windows on the East elevation to bring
natural light into the residential units and to visually improve this rear façade.
2. Landscaping:
a. Street Trees: The applicant shall consider adding two more street trees to the project site for a
total of four new street trees.
b. Parking Area: The applicant shall consider planting shade trees along the edges of the parking area
as indicated on the landscaping plan. A canopy of large shade trees will provide relief from the
heat in the paved parking area.
3. Site Plan: The applicant shall consider reducing the width of the new curb cut to 20 feet rather than the
proposed 24 feet. A reduction in width will create a better, safer pedestrian experience along Lafayette
Street. This would allow for additional plantings along the north side of the building.
4. Design Drawing Review: The applicant shall return to the DRB to review design drawings prior to seeking a
building permit for the project.
Signature of the DRB
By the signature below, I certify that this recommendation accurately reflects the actions of the Design Review
Board.
__________________________________ ____________
Paul Durand Date
Chair
8-24-23
83R NORTH STREET, SALEM, MA 01970
PHONE: 978-744-0208 > JOHNASEGER@SEGERARCHITECTS.COM
August 3, 2023
Kate Newhall-Smith
Principal Planner
City of Salem | Department of Planning & Community Development
98 Washington Street, 2nd Floor | Salem, MA 01970
Re: 275 Lafayette Street Design Review Board requirements review for ECOD
Kate,
Thank you for the opportunity to present our proposal for 275 Lafayette Street in Salem, MA. The
proposed project will consist of a total of 10 proposed units and supporting parking on the site of a
former one-story chapel which is set back from Lafayette Street and fronting on Summit Ave. This site is
unique as it presents a noticeable void along the historic corridor leading into Salem from Marblehead to
the south and downtown Salem and Beverly to the north. The void is created since the chapel currently
is fronting Summit Ave leaving this “missing tooth” along the Lafayette Street entrance corridor. Part of
our proposal is to infill this gap in the rhythm of historic homes and businesses. In conjunction with the
DRB jurisdiction the site falls under the jurisdiction of the Salem Historic Commission. The Commission
has been supportive of the infill proposal and adaptive use of the former chapel. The historic
appropriateness review is ongoing for the new construction.
Design Review Requirements
We are proposing a 5 unit new construction project fronting Lafayette Street which is in the
jurisdiction of the DRB as listed and addressed below;
8.2.3 Requirements. The following requirements shall apply to all properties in the ECOD:
1. Curb cuts. Only one (1) curb cut of no greater than twenty-four (24) feet shall be permitted for
all residential uses. A maximum of two (2) curb cuts no greater than twenty-four (24) feet each
shall be permitted for all commercial uses.
We are only proposing a single 24’ wide curb cut along Lafayette Street
2. Mechanical equipment and refuse storage areas. No refuse storage areas or mechanical
equipment areas shall be located in a front yard, nor within twenty-five (25) feet of the front lot
line of the side yard. Such areas shall be screened from all public ways, parking areas, residential
land uses and open spice areas.
83R NORTH STREET, SALEM, MA 01970
PHONE: 978-744-0208 > JOHNASEGER@SEGERARCHITECTS.COM
No mechanical equipment or refuse areas will be located in the front yard or side yard in
the 25’ setback. Due to the requirements of the Salem Historic Commission, all equipment
and trash areas will be screened by appropriate solid board screen fencing.
8.2.4 Fences. In order to maintain and maximize aesthetic views and sight lines, all fences along
the front and side lot lines shall comply with the following standards:
1. No fence along front or side lot line shall be more than four (4) feet in height, as measured
from the curb level of the street, or average grade elevation of the land where the fence is to be
located, whichever is deemed appropriate.
No fence is proposed to be installed in the proposed 25’ setback. If a fence is erected in the
future, it will be subject to the SHC requirements and less than 4’ tall in the DRB
jurisdiction area.
2. Chain link and wire fences are prohibited along front and side lot lines.
The existing chain link fence along the north property line will be removed and no chain
link will be proposed for the site.
3. Any fence constructed within an ECOD shall require a fence permit issued by the City
building department.
Fencing is being proposed as solid board wood fencing and is subject to approval by the
Salem Historic Commission and Building Department.
8.2.5 Parking Areas. All parking areas of more than twelve (12) spaces shall be arranged and
landscaped to properly screen vehicles from adjacent properties and streets. Trees are a crucial
component of the entry corridor, available in a broad range of species and sizes. Shade trees are
preferred for their medium to large canopy width and height for a full range of community
benefits identified in the tree ordinance, including cooling and stormwater uptake. The
requirements for such landscaping are as follows:
1. Landscaping shall include one (1) medium to large shade tree of three and one-half-inch to
four-inch caliper diameter at breast height (DBH) for each three (3) parking spaces unless
otherwise waived pursuant to Section 8.2.9 of this section. Trees shall be planted in plant beds
bounded by six-inch granite curbing.
See attached landscape plan by Seth Berkowitz Landscape Architect.
2. No plant bed shall be less than fifteen (15) square feet, and no dimension of such plant bed
shall be less than forty-two (42) inches, measured from inside face of curb to inside face of curb
or wall.
See attached landscape plan by Seth Berkowitz Landscape Architect.
83R NORTH STREET, SALEM, MA 01970
PHONE: 978-744-0208 > JOHNASEGER@SEGERARCHITECTS.COM
3. A planting strip of no less than forty-two (42) inches wide shall separate vehicles parked face
to face in a parking area. Such planting strip shall include one (1) three and one-half-inch to four-
inch caliper tree every twenty-seven (27) feet.
Not Applicable
8.2.6 Signage. A sign review committee, comprised of the following members, shall be
established for the purpose of reviewing all signage proposed for the ECOD; Building
Commissioner or designee; and City Planner or designee; and representative of the Salem
Redevelopment Authority.
1. The sign review committee shall review the size, location, type of material and design of all
signs located within an ECOD.
No sign is being proposed for the site
2. The sign review committee shall follow the Salem Sign Ordinance, except that the sign review
committee shall be allowed to limit the size of all signs within an ECOD to one-half (½) the size
which is allowed in the underlying zone.
N/A
3. Approval by a simple majority of this committee is required prior to a sign permit being
granted by the City.
N/A
8.2.7 Site Plan Review. All new construction over two thousand (2,000) square feet in
nonresidential uses shall be required to be reviewed and approved under the provisions of site
plan review by the Planning Board.
Our proposal is 100% residential and does not apply. We will be reviewing our proposal
with the Salem Planning Board.
8.2.8 Design Review Board Recommendation. Design Oversite by the Design Review Board of
the Salem Redevelopment Authority shall be provided as follows:
1. The Planning Board shall not take action on construction of nonresidential structure(s) or
premises ten thousand (10,000) gross square feet or more until it has received a recommendation
from the Design Review Board of the Salem Redevelopment Authority concerning the design of
the project.
Not Applicable
2. The Planning Board shall vote to determine whether construction of nonresidential structure(s)
or premises between two thousand (2,000) and nine thousand nine hundred ninety-nine (9,999)
square feet in nonresidential uses will be referred to the Design Review of the Salem
83R NORTH STREET, SALEM, MA 01970
PHONE: 978-744-0208 > JOHNASEGER@SEGERARCHITECTS.COM
Redevelopment Authority for a recommendation concerning the design of the project. If a simple
majority of the Planning Board votes in favor of referring the project to the Design Review
Board, then the Planning Board shall not take action until such recommendation has been
received.
Not Applicable
3. The Planning Board shall not take action on any residential structure containing six (6) or
more residential dwelling units until it has received a recommendation from the Design Review
Board of the Salem Redevelopment Authority concerning the design of the project.The project
contains a total of 10 residential units which requires Site Plan Review under Section 9.5 of
the Zoning Ordinance. Because the project site is located in the ECOD, a Design Review
Board recommendation is required under this section before the Planning Board can
approve the project.
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1 SITE LANDSCAPE PLAN
Scale:1" = 20'-0"
8/7/2023
275 Lafayette Street Seth Berkowitz
Landscape ArchitectSITE LANDSCAPE PLAN
Salem, MA 01970
Co
v
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Multi-Family Build Out
275 Lafayette Street, Salem, MA
Owner:
Seger Architects, Inc.
83 North Street
Salem, MA 01970
Phone: 978-744-0208
Architect:
MD Property Development, Corp
42 Lincoln Avenue
Lynnfield, MA 01940
GENERAL NOTES PROJECT INFORMATION
DRAWING INDEX
SHEET DESCRIPTION REVISION LOG
A-0
EX-1.1
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1 SITE LANDSCAPE PLAN
Scale:1" = 20'-0"
6/2/2023
275 Lafayette Street Seth Berkowitz
Landscape ArchitectSITE LANDSCAPE PLAN
Salem, MA 01970
FE
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Existing Basement Plan
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UNIT 1
UNIT 1 - Storage
UNIT 5
UNIT 4
UNIT 4 UNIT 5
UNIT 2 UNIT 3
UNIT 1
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UNIT 1
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EXISTING PHOTOS FROM SUMMIT AVENUE
EXISTING PHOTOS FROM PARKING LOT OFF LAFAYETTE STREET
EXISTING PHOTO FROM LAFAYETTE STREET
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EXISTING BUILDINGS ACROSS THE STREET FROM PROPERTY
EXISTING PHOTOS FROM PARKING LOT OFF LAFAYETTE STREET
EXISTING BUILDINGS AT PROPERTY
EXISTING BUILDINGS TO RIGHT OF PROPERTY
495 Cabot Street, 2nd Floor
Beverly, MA 01915
Tel: 978-927-5111
Fax: 978-927-5103
Engineering
Group, LLC
Revisions
DescriptionDateNo.
Griffin
495 Cabot Street, 2nd Floor
Beverly, MA 01915
Tel: 978-927-5111
Fax: 978-927-5103
Engineering
Group, LLC
Revisions
DescriptionDateNo.
Griffin