1 COUSINS ST - PLANNING I�ai�eK of RMf4je oeOYCA
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CITY OF SALEM C11r OF SALEM, MA
No% 11LERK'S 001.1E
PLANNING BOARD
Decision - 8
For The Petition Of Close Cousins LLC For A
Waiver From Frontage At 1 Cousins Street
A Public Hearing on this petition was held on January 20, 2005 and March 24, 2005. The Public
Hearing was closed on March 24, 2005 with the following Board members present: Walter B.
Power, III, Chairman;John Moustakis; Pam Lombardini; Gene Collins; Chuck Puleo; Christine
Sullivan;Tim Ready; and David Weiner. Notice of this meeting was sent to abutters and notice of
the hearing was properly published in the Salem Evening News.
Close Cousins LLC, owner of the property, is requesting a waiver from frontage requirements from
the Subdivision Regulations and under MGL Chapter 41, Section 81R, to allow the property located
' at 1 Cousins Street to be subdivided into three lots. This section states that "A Planning Board may
in any particular case,where such action is in the public interest and not inconsistent with the intent
and purpose of the subdivision control law, waive strict compliance with its rules and regulations,
and with frontage or access requirements specified in the law...."
The waiver from frontage is being granted for the property located at 1 Cousins Street, as shown on
the plans titled, "Subdivision plan of Land located in Salem, Mass." Prepared by Eastern Land
Survey Associates, Inc. prepared for Close Cousins Realty Trust" dated December 9, 2004 upon the
findings by the Board that:
1. Special circumstances exist which especially affect the land and structures involved and which
are not generally affecting other land and structures involved;
2. Literal enforcement of the provisions of the Regulations would involve substantial hardship,
financial or otherwise, to the petitioner; and
Therefore, the Planning Board voted by a vote of eight (Power, Puleo,Moustakis, Lombardini,
Sullivan, Weiner, Ready, Collins) in favor, none opposed, to grant the waiver from frontage
requirements for 1 Cousins Street.
This endorsement shall not take effect until a copy of the decision bearing certification of the City
Clerk that twenty20 days have elapsed and no appeal has been filed( ) Y p pp ed or that if such appeal has been
filed that it has been dismissed or denied,is recorded in the Essex South Registry of Deeds and is
indexed in the grantor index under the name of the owner of record or is recorded and noted on the
owner's certificate of title. The owner or applicant shall pay the fee for recording or registering.
I hereby certify that a copy of this decision is on file with the City Clerk and that a copy of the
Decision and plans is on file with the Planning Board.
Walter B Power, III
Chairman
120 WASHINGTON STREET, SALEM, MASSACHUSETTS 01970 •TEL: 978.745.9595 FAx: 978.740.0404 ♦ WWW.SALEM.COM
NOTE, S/ZE AND L OCA T I ON OF GAS,
TELEPHONE, ELECTRIC AND CWVN-
I GENERAL NOTES
I CA T I ON LINES SHALL BE DETER-
MINED BY THE GOVERNING UTILITY
COMPANY.
1) THIS PLAN IS THE RESULT OF AN ON THE GROUND FIELD
SURVEY AND PUBLIC AND PRIVATE PLANS.
2) U77LI77ES SHOWN ARE BASED UPON FIELD SURVEY AND
RECORD PLANS AND ARE NOT NECESSARILY INDICA 77 VE OF
DETAIL UNDERGROUND CONDI PONS.
"
o
MANHOLE 3) THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING AND
PROPOSED 6 FOOT WOOD FENCE
o scale
24' DIAM. MANHOLE FRAME AND COVER DETERMINING THE LOCA T10N, SIZE AND ELEVATION OF ALL
LEBARON LK 110A, LABELLED DRAIN EXISTING U77LI77ES, SHOWN OR NOT SHOWN ON THESE PLANS,
Full Mortar Bed /NRIOR TO ANY CONS77?UCT7ON. THE ENGINEER SHALL WRITING OF ANY UTILITIES FOUND INTERFERING W/77yB�E 071F1ED
rt 2 to 5 Courses Leveling Brick PROPOSED CONS7RUC770N AND APPROPRIATE REMEDIAL ACTION
CLART REALTY NANCY GEORGE & MILL BROOK JOHN & ROBERT BEFORE PROCEEDING WITH THE WORK.
TRUST GOUTHRO JOAN REAL TY DEBORAH MARS±TALL
PRECAST CONCRETE CONE
o\ 9� KEHOE TRUST BYNOE PRECAST CONCRETE WALL SECTION 4) THIS PLAN IS BASED ON THE REFERENCED
WILLIAM & DONNA PLANS, DEEDS
NADEAU
All to blets and made many Wat�lght) AND THE RESULTS OF A FIELD SURVEY AS OF THIS DATE
\ NO CER77FICA77ON IS INTENDED AS TO PROPERTY TITLE
i/ ( p 4' - O' FORGED ALUMINUM ALLOY
SAFETY TYPE MANHOLE OR AS TO THE EXISTENCE OF UNWRITTEN OR UNRECORDED
EASEMENTS
STEP AT 12' O.C. 'i
OILING GARAGE LGARAGE DWELLING / DWELLING I I3�� INLET 5) THE OWNER SHALL CONFIRM COMPLIANCE W/TH ALL APPLICABLE
1 7K / 5 MIN
11 of No �� SHED s18.1 s'4o No. 8R No. 8 1/2R 6' CHAIN LINK FEN ® ounET CODES AND REGULA TIONS GOVERNING THE MATERIALS AND/OR
METHODS OF INSTALLATION OF 'ANY IMPROVEMENTS DEPICTED
X i3 z ,3 e9 { 6' CLF �_X x 13.48 K--x-x df
c I SCAPE AREA ALONG R LINE 69.00' 5' 81.99' S. MIN ON THIS PLAN.
�1
� T .I- 13 T 15 X O PRECAST CONCRETE BASE
-C I , , , ,y.i x 6' Crushed Stone BRICK INVERT 6) UTILITY SERVICES SHALL BE INSTALLED IN ACCORDANCE WITH
"0 �/. 6 SPA ES 9 54 6 SPA S 9 = 54 6 AES 9 = 54 Foundation
PROPOSED
RIM 11.0E MH ��° r ��.� 12 -�- r �3•/ I8' 3•y T k� jN'o`' CITY OF SALEM PUBLIC WORKS REQUIREMENTS
R POS-D J QOle
INV. 6.00 a / I I x2 I ��' R=3 LB SIN G~ �� 14x5 7) ALL AREAS NOT PAVED OR COVERED BY BUILDINGS SHALL
D 11 .0! LOT A TYR LOT B LOT C BE LOAMED AND SEEDED.
7.00 I 7795± SF 7193± SF. PROPOSED VEDDR DRIVEWAY BITUMINOUS 8566± SF. ~ Z � I
/2 (o \ _
�9 I I x4 15x0 m m
RW : NOTES:
GRANITE I TE I 0 C 14'
4' 10.5± 4' 4' 10.5 4' 4, EAST INDIA 1. ZONING DISTRICT: R 2
cuR6 \� °' R �' TOWN HOMES 2. ASSESSORS MAP 41 PARCEL 154
No o �� I T FLR 15.0 IST FLR 16.0 "' �Z y IST FLR a 7.o W_ :� CONDOMINIUM J. DA 771M BASED ON FEMA FLOOD MAP, RM3 ELEV. 10.91
CLOSE CURB 0: IST FLR 15.0 IST FLR 16.0 �,� \ IST FLR 17.0 E ,
OPENINGS I M '' z I 4. TOTAL L O T AREA: 23,554.± SF.
WITH GRANITE CURB P OPOSED DUPLEX to r, 8k Q >_ 5. PLAN REFERENCE: EASTERN LAND SURVEY PLAN: DEC. 9 2004
AND CONSTRUCT ° ` s �2 s PROPOSED DUPLEX CIO o iv PRO SED DUPLEX 3 Q 6. RECORD OWNER: CLOSE COUSINS. REALTY TRUST '
CONCRETE SIDEWALK TYPICAL UNIT r Q \ No. 15 DWELLINGS
� \ Z DIMENSIONS N � Q No. 17 No. 19
PROPOSED o 51 10.5± 24' 10.5± 23 a IJO' 21 No. 23
12 RC '
DRAIN �,/
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o Eby PROPOSED SIDEWALK1 7'1�" -o^ 311392 14�I v1 GRANITE CURB
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x /�� BROOM FINISH
SIDEWALK RAMP o 6 w ` , MATERIAL
rn ^'I BITUMINOUS cD VARIES �j
BENCHMARK GRIND EXISTING PAVEMENT AND REPAVE PAVING 4' CONCRETE
,. . � . 6'x 6' # I0
HYDRANT SPINDLE WITH 1 1/2' TOP COURSE 4 FOOT METAL FENCE IN HARMONY WITH ADJACENT o o � oo = o ' WIRE MESH
0
tr _ ELEVATION 12.88 EAST INDIA TOWN HOMES CONDOMINIUM ��� GRANITE CURB C2� p -__ I ' MIN.
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DETAIL m DETAIL o o
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0 00LEACHING CATCH BASIN orD -o •6 0
COMPACTED SLBGRADE
BASIN 24 x 24 CAST IRON FRAME AND GRATE °
TO FIN. GRADE no scale 3000 PSI
no scale CEMENT CONCRETE
Full Mortar Bed
24" x 24" CAST IRON FRAME AND GRATE
O O O O° O O O LEBARON LK 123 OR LK 124
SET 1 1/4 BELOW PAVING SITE DEVELOPMENT P E N
0 0 0 0 0 0 0 y Full Mortar Bed ' TYPICAL CROSS SECTION B� �
O O O O O O �� � i DETAIL
0 0 0 0 0 0 0 �► c1�
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2 to 5 Courses Leveling Brick UTILITY TRENCH
NEW PAVEMENT AREAS 1 Cousins SP&Rg `� b'`i
7' no ecde
O O O ®
no scale
1-1/e To 3' CRUSHED STONE 8x8 EXCAVATION LINED SALEM MASSACHUSETTS'ASSACHUSETTS
VITH FILTER FABRIC
PRECAST CONCRETE OR Pitch As Shown on Site
BARREL BLOCK WALLS 9
500 GALLON, 6' DIAM. Gradin Pian PROPOSED DUPLEX RESIDENCES
PaztcAs- CONCRETE DRYWELL 4'-0" INSIDE DIAM. (MORTAR JOINTS IF BARREL
BLOCK USED) 1" Bit. Concr. Top Course Prepared For Prepared By.
L E G E N D " ' Michael O'Brien Eastern Land Survey Assoc., Inc.
MIN. 2" Bit. Concr. Base Course 6 Cider Mill Rd. Christopher R. Mello P.L.S.
o EMH EXISTING ELECTRIC MANHOLE 100 PROPOSED CONTOUR
0 SMH EXISTING SEWER MANHOLE 100x0 PROPOSED SPOT GRADE OUTLET Peabody MA 01960 104 Lowell St, Peabody MA 01960
0 DMH EXISTING DRAIN MANHOLE o DMH PROPOSED DRAIN MANHOLE 1" CRUSHED oD DDS OD/2 (978) 531-8121
® EXISTING CATCH BASIN ■ PROPOSED CATCH BASIN STONE D p p DDD DD SCALE
PROPOSED 2 CALSTREET TREE
cQa EXISTING HYDRANT DD ooLo 00 0 0 9" MIN. 6" Compacted Granular Base - No Stone Over 3" Dimension 1" =
EXISTING WATER GATE .
- 100 - EXISTING CONTOUR 2 20'
n
100.00 EXISTING SPOT GRADE a II
`4
�- UTILITY POLE c � v
LIGHT ON POST
o HH HANDHOLE 0 10 20 40 60 ' ` l
' i
RETAINING WALL R
STONE WALL CIO oao o�o$o CIA IN DA TE
o�o o o� PRECAST OR CAST-IN-PLACE +W
CURB CONCRETE BASE SEPTEMBER ), 2004 Christo her R. Mehlo Clayton A. Morin Ac 167
-x x FENCE p
PLS J131 PE 30969
MONITORING WELL 6" CRUSHED STONE FOUNDATION REVISIONS F 12685
DECEMBER 10, 2004 MARCH 8, 2005
JANUARY 31 , 2005
_____
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CITY OF SALEM
ci ,- ; ; c FaL�r�. ria
PLANNING BOARD CLc fZ%'s oFFICE
Z00.5—APR 28 A .8: .J 0 .
Form A — Decision
Ms. Cheryl LaPointe
City Clerk
Salem City Hall
Salem, MA 01970
Dear Ms. LaPointe:
The Salem Planning Board voted on March 24, 2005 to endorse "Approval Under Subdivision
Control Law Not Required" on the following described plan:
1. Applicant: Close Cousins LLC, 1 Cousins Street, Salem, MA 01970
2. Location: The parcel is located at 1 Cousins Street, Salem MA, Map 41, parcel 154.
3. Project Description: This Form A subdivides the existing lot into three new lots A, B,
and C. Lot A has 106 feet of frontage along Webb Street and 65.72 feet of frontage along
Cousins Street with an area of 7,795 square feet. Lot B has 69 feet of frontage along
Cousins Street with an area of 7,193 square feet. Lot C has 82.37 feet of frontage along
Cousins Street with an area of 8,566 square feet.
Sincerely,
�K�1- - - �
Walter B. Power, III
Chairman
120 WASHINGTON STREET, SALEM, MASSACHUSETTS 01970 • TEL: 978.745.9595 FAx: 978.740.0404 ♦ WWW.SALEM.COM
CITY OF SALEM, MA
CITY OF SALEM CLERKS OFFICE
PLANNING BOARD
1005.-APR.�bF P'3,28
Site Plan Review
Decision
April 6, 2005
Close Cousins LLC
C/o John R. Kedty, Esquire
40 Lowell Street
Peabody, MA 01960
RE: 1 Cousins Street
Site Plan Review Decision
On Thursday,January 20, 2005, the Planning Board of the City of Salem opened a Public Hearing
regarding the application of Close Cousins LLC under Site Plan Review for the construction of six
residential units in the form of three duplex structures with associated utilities,landscaping and
eighteen (18) parking spaces.
The public hearing was continued to February 3, 2005, February 17, 2005, March 3,2005, and
March 24, 2005. The Public Hearing was closed on March 24, 2005. At the regularly scheduled
meeting of the Planning Board held on March 24, 2005, the Board voted by a vote of seven in favor
(Puleo,Moustakis, Ready,Lombardini, Sullivan, Collins,Weiner), one opposed (Power), to approve
the application as complying with the requirements of Site Plan Review subject to the following
conditions:
1. Conformance with the Plan
Work shall conform with the plans entitled, "Site Development Permit Plan, 1 Cousins
Street, Salem, Massachusetts, Proposed Duplex Residences,"prepared by Eastern Land
Survey Assoc., Inc. 104 Lowell Street, Peabody, MA 01960, dated September 1, 2004, and
revised December 10,2004,January 31, 2005, and Match 8, 2005: and the elevations entitled
"Cousins Street Property," prepared by Siemasko + Verbridge, 126 Dodge Street, Beverly,
MA 01915.
2. Amendments
Any amendments to the site plan shall be reviewed by the City Planner and if deemed
substantial by the City Planner, shall be brought to the Planning Board for a vote. Any
waiver of conditions contained within shall require the approval of the Planning Board.
3. Landscaping
a. Any proposed landscaping shall be done in accordance with the approved set of plans.
120 WASHINGTON STREET, SALEM, MASSACHUSETTS 01970 •TEL: 978.745.9595 FAx: 978.740.0404 ♦ WWW.SALEM.COM
b. The applicant shall coordinate with the City of Salem Cemetery & Shade Tree
Department for the selection of street trees. The selection and placement of street
trees shall be reviewed and approved by the Department of Planning& Community
Development prior to installation.
c. The final landscaping plan shall be approved by the City Planner prior to the issuance
of a buildingpermit.
d. The applicant shall install a row of low shrubs alongtheproperty line. Th
rear P P ry e
specifications, quantity and location shall be approved by the Department of Planning
& Community Development prior to the issuance of a building permit.
4. HVAC
If an HVAC unit is located on the toof or site,it shall be visually screened. The method for
screening the unit shall be submitted to the Ci Planner for review and approval rrr.val prior to
installation.
5. Noise
Following occupancy of the building, if the Department of Planning& Community
Development receives any complaints concerning noise emanating from the air conditioner
units, the applicant shall be required to show that the decibel level is no higher than the pre-
development level and if so, shall submit a plan for review and approval by the City Planner
to make any improvements necessary.
G. Signage
All proposed signage shall be reviewed and approved by the City Planner prior to the
issuance of a sign permit.
7. Lighting
a. No light shall cast a glare onto adjacent parcels or adjacent rights of way.
b. A final lighting plan shall be submitted to the City Planner and the City Electrician for
review and approval prior to the issuance of a building permit.
c. After installation, lighting shall be reviewed by the City Planner and the City
Electrician prior to the issuance of a Certificate of Occupancy.
8. Construction Practices
All construction shall be carried out in accordance with the following conditions:
a. The operation of tools or equipment used in construction or demolition work shall
occur in accordance with Salem Ordinance Section 22-2 (5)• Construction and
Blastine and between the hours of 8:00 AM and 5:00 PM on weekdays and Saturdays.
No work shall take place on Sundays or holidays. The Planning Board will agree to
changes in the starting time, at the request of the applicant and if approved by a formal
vote of the City Council, as per the ordinance.
2
b. Any blasting, rock crushing,jack hammering, hydraulic blasting, or pile driving shall
occur in accordance with Salem Ordinance Section 22-2 (5): Construction and
Blasting and be limited to Monday-Friday between the hours of 8:00 AM and 5:00 PM.
There shall be no blasting,rock crushing,jack hammering, hydraulic blasting, or pile
driving on Saturdays, Sundays, or holidays.
c. Blasting shall be undertaken in accordance with all local and state regulations.
d. All reasonable action shall be taken to minimize the negative effects of construction on
abutters. Advance notice shall be provided to all abutters in writing at least 72 hours
prior to commencement of construction of the project.
e. All construction vehicles and equipment shall be cleaned prior to leaving the site so
that they do not leave dirt and/or debris on surrounding roadways as they exit the site.
f. The applicant shall abide by any and all applicable rules, regulations and ordinances of
the City of Salem.
g. All construction vehicles and equipment left overnight at the site must be located
completely on the site.
h. No Street shall be closed without prior approval of the Department of Planning and
Community Development, unless deemed an emergency by the Salem Police
Department.
9. Construction Traffic & Phasing
a. All construction will occur on site;no construction will occur or be staged within City
right of way. Any deviation from this shall be approved by the Department of
Planning& Community Development prior to construction.
b. A construction traffic/phasing management plan and schedule shall be submitted to
the Department of Planning& Community Development for review and approval
prior to the issuance of a building permit.
c. Any roadways, driveways, or sidewalks damaged during construction shall be restored
to their original condition by the applicant.
d. The applicant shall clean construction vehicles before they exit the construction site,
and clean and sweep all streets affected by their construction truck traffic as necessary.
10. Sidewalk
a. The applicant shall install a six-inch deep concrete sidewalk between the driveway and
Webb Street.
b. The location of the Handicap Ramp to be located on Cousins Street shall be set back
from the intersection to allow for a ramp on the other side of Cousins Street. The
location of the ramp shall be reviewed and approved by the office of the City Engineer
prior to the issuance of a building permit.
3
c. The applicant shall install a handicap ramp on the opposite side of Cousins Street in a
location to be reviewed and approved by the office of the City Engineer prior to the
issuance of a building permit.
11. Curb cuts on State Highways
The applicant, if the property abuts a state highway shall obtain a curb-cut permit from
Mass Highway prior to the issuance of a building permit.
12. Salem Redevelopment Authority
All work shall comply with the requirements of the Salem Redevelopment Authority.
13. Conservation Commission
All work shall comply with the requirements of the Salem Conservation Commission
14. Clerk of the Works
The services of a consultant to serve as a Clerk of the Works shall be provided by the City,
at the applicant, his successors or assigns' expense, as is deemed necessary by the City
Planner.
15. Salem Health Department
All work shall comply with the requirements of the Salem Health Department, if
applicable.
16. Office of the City Engineer
The applicant, his successors or assigns shall comply with all requirements of the City
Engineer.
17. Fire Department
All work shall comply with the requirements of the Salem Fire Department.
18. Office of the Building Commissioner
All work shall comply with the requirements of the office of the Salem Building
Commissioner.
19. Utilities
Any utility installation shall be reviewed and approved by the City Engineer prior to the
issuance of a Building Permit.
20. Drainage
a. The drainage plan for the site shall be reviewed and approved by the Office of the City
Engineer prior to the issuance of a building permit.
b. The applicant shall install a catch basin with a leaching field to handle a twenty-year
storm opposite the center wall on Lot B. The applicant shall submit a detail of the
leaching basin to the Office of the City Engineer for review and approval prior to the
issuance of a building permit.
21. Maintenance
a. Refuse removal,ground maintenance and snow removal shall be the responsibility of the
4
applicant.
b. Winter snow in excess of snow storage areas on the site shall be removed off site.
c. Maintenance of any landscaping shall be the responsibility of the applicant, his successors
or assigns. The applicant,his successors or assigns, shall guarantee all trees and shrubs for a
two-year period.
22. As-built Plans
As-built plans, stamped by a Registered Professional Engineer, shall be submitted to the
Department of Planning and Community Development and Department of Public Services
prior to the issuance of the final Certificate of Occupancy.
23. Violations
Violations of any condition shall result in revocation of this permit by the Planning Board,
unless the violation of such condition is waived by a majority vote of the Planning Board.
I hereby certify that a copy of this decision and plans has been filed with the City Clerk and copies
are on file with the Planning Board. The Decision shall not take effect until a copy of this decision
bearing the certification of the City Clerk that twenty (20) days have elapsed and no appeal has been
filed or that if such appeal has been filed, and it has been dismissed or denied, is recorded in the
Essex South Registry of Deeds and is indexed under the name of the owner of record is recorded on
the owner's Certificate of Title. The owner or applicant, his successors'or assigns, shall pay the fee
for recording or registering.
ZE4V.
Walter B Power, III
Chairman
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MAP 4 PARCEL 154
PLAN REFERENCE: BOOK K 2799 PAGE 522 180 OF 1929
SEE BOARD OF APPEALS VARIANCE. GRANTED
LOT A
LOT B
LOT C
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