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CITY OF SALEM
PLANNING BOARD 2016 FEB -q A 8: 59
Site Plan Review Decision
7 Howard Street(Map 35, Lot 180)
February 9, 2016
7 Howard Street Nominee Trust
343 Essex Street
Salem, MA 01970
RE: Site Plan Review-7 Howard Street
On Thursday, January 21, 2016, the Planning Board of the City of Salem opened a Public
Hearing regarding the application of 7 Howard Street Nominee Trust for a Special Permit
pursuant to Section 9.5 of the Salem Zoning Ordinance, Site Plan Review, for a six-unit
residential development located at 7 Howard Street (Map 35, Lot 180). The project includes the
renovation of the existing structure on 7 Howard Street (a former convent building) into six
residential units, and associated parking on the adjacent property by easement.
The Public Hearing was closed on February 4, 2016. At a regularly scheduled meeting of the
Planning Board held on February 4, 2016, the Board voted by a vote of Seven (7) in favor(Chair
Ben Anderson, Vice Chair Matt Veno, Helen Sides, Kirt Rieder, Noah Koretz, Carole Hamilton,
Dale Yale) in favor and none opposed, to approve the application as complying, subject to the
following conditions:
1. Conformance with the Plan
a. Work shall conform with the Site Plan entitled, "Proposed Site Plan for 7 Howard
Street and 26 St. Peter Street Located in Salem, Massachusetts,"prepared by LeBlanc
Survey Associates, Inc., dated December 24, 2015, Site Plan entitled, "7 Howard
Street Site Plan" prepared by Seger Architects, Inc., dated December 31, 2015 and
Elevations prepared by Seger Architects, Inc., dated December 30, 2015.
2. Transfer of Ownership
a. In the event of the transfer of the site as a whole, within five (5) days of such transfer,
the Owner shall notify the Board in writing of the new owner's name and address.
The terms, conditions, restrictions and/or requirements of this decision shall be
binding on the Owner and its successors and/or assigns.
1
3. Amendments
a. Any amendments to the site plan shall be reviewed by the City Planner and if deemed
necessary by the City Planner,shall be brought to the Planning Board.
b. Any waiver of conditions contained within shall require the approval of the Planning
Board.
4. Construction Practices
a. All construction shall be carried out in accordance with the following conditions:
b. All provisions in the City of Salem's Code of Ordinance, Chapter 22, Noise Control,
shall be strictly adhered to.
c. 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.
d. Drilling and blasting shall be limited to Monday-Friday between 8:00 AM until 5:00
PM. There shall be no drilling or blasting on Saturdays, Sundays, or holidays.
Blasting shall be undertaken in accordance with all local and state regulations.
e. All construction vehicles shall be cleaned prior to leaving the site so that they do not
leave dirt and/or debris on surrounding roadways as they leave the site.
f. All construction shall be performed in accordance with the Rules and Regulations of
the Planning Board, and in accordance with any and all rules, regulations and
ordinances of the City of Salem.
g. All construction vehicles left overnight at the site must be located completely on the
site.
5. Office of the City Engineer
a. All work shall comply with the requirements of the City Engineer.
b. The applicant shall schedule a building inspection (internal and external) and required
dye testing with the city engineer (city consultant to perform the inspection and
testing) to a.) confirm sewer service is connected correctly to the sewer main in the
street, and b.) confirm roof drain, and/or basement sump pumps, from building are
not connected to sewer.
c. Applicant shall correct any deficiencies found from the inspections and testing.
d. Applicant shall internally inspect the sewer service leaving the building to confirm it
is in good working condition and can accommodate the proposed flow.
2
e. Applicant shall review tv inspection video with city engineer and make any upgrades
or improvements necessary to ensure the service is in good condition.
f. Applicant shall inspect the condition and pipe material of the existing water service.
If the pipe is found in poor condition, or not copper material, the applicant shall
replace the existing water service, from building to the water main in the street, with
copper pipe that is sized correctly for the proposed building water-use.
g. The applicant shall submit plans of the 6 proposed parking spaces to the City
Engineer and the Building Inspector to determine compliance with prevailing
standards for entry and exit provisions, curbing and drainage, per city ordinance 38-
62.
6. Fire Department
a. All work shall comply with the requirements of the Salem Fire Department.
b. The building shall be equipped with a full automatic fire sprinkler system.
7. Building Commissioner
a. All work shall comply with the requirements of the Salem Building Commissioner.
8. Utilities
a. Utility installation shall be reviewed and approved by the City Engineer prior to the
issuance of a Building Permit.
9. Department of Public Services
a. The Applicant shall comply with all requirements of the Department of Public
Services.
10. Board of Health and Health Department
a. All work shall comply with the requirements of the Salem Board of Health and
Health Department.
b. Adequate trash storage must be provided based on the number of units and collection
frequency.
11. Maintenance
a. Refuse removal, ground maintenance and snow removal shall be the responsibility of
the applicant. "Refuse removal" includes recycling, which shall be the responsibility
of the owner, his successors or assigns. The owner shall provide adequate facilities to
ensure all users are able to recycle their trash. Owner is to enter into a contract with a
company of the owner's choice to arrange pick-up of recyclable material. A copy of
this contract is to be submitted to the City Engineer.
b. Winter snow in excess of snow storage areas on the site shall be removed off- site.
3
c. Maintenance of all 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- (2) year period.
12. Lighting
a. No light shall cast a glare onto adjacent parcels or adjacent rights of way.
b. After installation, lighting shall be reviewed by the City Planner, prior to the issuance
of a Certificate of Occupancy.
13. HVAC
a. If an HVAC unit is located on the roof, the City Planner will inspect the installed
equipment and report back to the board after the site inspection. If the Planning Board
determines it is necessary to visually screen the equipment based on visibility from
the abutting property lines and/or visibility from the public right of way, the method
for screening the unit, including colors and materials, shall be submitted to the City
Planner for review and approval prior to the issuance of a Certificate of Occupancy.
14. Landscaping
a. All landscaping shall be done in accordance with the approved set of plans.
b. Maintenance of all landscaping on the site shall be the responsibility of the Applicant.
The Applicant, his successors or assigns, shall guarantee all trees and shrubs for a two
(2) year period, from issuance of the Certificate of Occupancy and completion of
planting.
c. Any street trees removed as a result of construction shall be replaced. The location of
any replacement trees shall be approved by the City Planner prior to replanting.
d. Final completed landscaping, done in accordance with the approved set of plans, shall
be subject to approval by the City Planner prior, for consistency with such plans, to
the issuance of a Certificate of Occupancy.
15. As-built Plans
a. As-built plans, stamped by a Registered Professional Engineer, shall be submitted to
the Planning Department and Engineering Department prior to the issuance of the
final Certificate of Occupancy.
16. Violations
a. 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.
4
I hereby certify that a copy of this decision and plans has been filed with the City Clerk and
copies are on file with the Planning Board The Special Permit shall not take effect until a copy
of this decision bearing the certification of the City Clerk that twenty (20) days have elapsed and
no appeal has been 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.
Ben I Anderson
Chair
5
PT
Landscape Strip PROPOSED
& Snow Storage PARKING 100.26
sr R
X19,
Prop.
Double Gate
WV
Map 35 Lot 180 1
NIF 419X19' CB 00.13
-
Roman Catholic Archbishop of Boston Parking
0100.02
26
26 St. Peter St. 9"r1g. I
por�j g EN H
Light
on g x19, TOO 32
Building Parking T
n, 1 0
Prop. LQ
Iron Rod Double Gate 01 100,19
W/Cop Prop. 6 9"Y79,
Gas Meters Prop' 2 forking,
Gas Service
Gate S;779.00, Easement
Prop. 6' 17.7 10 6 "E cChain in Are 99.92
Board Fence ,?jj Con pen 0
(Typical) te Walk 1 Prop. 4"
Mop 35 Lot 183 u 02 SpLinerinkler
"CONDO"
16 Brown St.
15 3'
C)
Bk. 24143 Pg. 227 800.8o 8.3'
/a #7 Howard St.
(0
43x e er
99.97 43 01 9.74 -4)4
Iron Pipe a Down
(Fnd) 66.4' 00. q)
Mop 35 Lot 180
6,105 sq.ft. Prop Cd oIron Rod ' 3 n
W/Cop .4 Elect 1 ,
(Set) N8.2'25,42"W ServiceVee
100-03- TBR '99hh
Co C. Prop. 6'
81 Board Fence 14.8' MAG Nail—
Garage (Typical) (Set In Conc. W Ik
Mop 35 Lot 187
NIF
David Hayes
Iron Pipe 5 Howard St.
(Fnd—Bent) Bk. 5139 Pg. 500
PROPOSED SITE PLAN
REFERENCES. 7 HOWARD STREET
1) Deed Book 4795 Page 186
2) "Saint John The Baptist Parish, AND
Plan of Land in Salem, Mass, prop. of 26 ST. PETER STREET
Roman Catholic Archbishop of Boston, SALEM, MASSACHUSETTS
Scale: 1"=20', September 18, 1961
Osborn Palmer, Inc., 15 Wallis St.,
Peabody, Mass (Not Recorded)
3) Plan Book 422 Plan 38 Prepared For
4) Plan Book 217 Plan 9 Seven Howard Street Nominee Trust
5) Plan Book 364 Plan 94
Prepared By
LeBlanc Survey Associates, Inc.
161 Holten Street
Danvers, MA 01923
�0� OF M4
(978) 774-6012
VERNON
LeBL NC ti December 24, 2015 Scale: 1 "=20'
NO. 33600
'T HOR. SCALE IN FEET
L LAVO 0 20 50 100
Dept.
-
J
CITY OF SALEM
PLANNING BOARD
REQUEST FOR REVIEW COMMENTS
DATE: 1/4/2016
TO: ( ) BUILDING COMMISSIONER ( ) CONSERVATION COMM
( ) CITY ENGINEER ( ) FIRE PREVENTION
(X) BOARD OF HEALTH ( ) SCHOOL DISTRICT
( ) DISABILITIES COMMISSION ( ) POLICE DEPARTMENT
( ) DEPARTMENT PUBLIC SERVICES
Attached please find the application referenced below. The Planning Board requests that you review
this application relative to the Zoning Ordinance and/or to the Subdivision Regulations and MGL
Chapter 41. We would appreciate your completing the form below and returning it to Amanda
Chiancola, she can be reached by phone at 978-619-5691 or email at achiancola(gsalem.com.
( ) Preliminary Subdivision Plan
O Definitive Subdivision Plan
( ) Waiver from Frontage
( ) Drive-Through Special Permit
O Cluster Development
( ) Planned Unit Development
(� Site P-----Tian Reve
O Business Park Development District
O Wireless Communication Facilities Special Permit
O North River Canal Corridor Mixed Use District Special Permit
O Flood Hazard District Special Permit
APPLICANT: 7 Howard Street Nominee Trust
PROJECT NAME &ADDRESS: 7 Howard Street(Map 35 Lot 180)
CONTACT PERSON: Amanda Chiancola
COMMENTS DUE: Requested by 1/21/2016 hearing that night.
O CONCUR WITH PROPOSAL (Explain on reverse side)
O NEED MORE INFORMATION (Explain on reverse side)
O CANNOT CONCUR WITH PROPOSAL (Explain on reverse side)
(X ) COMMENTS INCLUDED:Adequate trash storage must be provided based on
the number of units and collection frequency
JArmi-,H 11GE. � 2t
Revieweks�snature Title Date
120 WASHINGTON STREET, SALEM,MASSACHUSETTS 01970 • PHONE 978.619.5685 - FAX 978.740.0404
W W W.SALEM.COM
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Width 26.,
Depth 2^-, 4 g'-
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Lid to
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Height- _ J& 43"
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____.. ......... ... ............ ............... ..............,...,..... ...... ...................... ......_.:
C�
CITY OF SALEM
3z�,
PLANNING BOARD
REQUEST FOR REVIEW COMMENTS
DATE: 1/4/2016
TO: O BUILDING COMMISSIONER (X) CON SERVATION.COMM
( ) CITY ENGINEER ( ) FIRE PREVENTION
( ) BOARD OF HEALTH ( ) SCHOOL DISTRICT
O DISABILITIES COMMISSION ( ) POLICE DEPARTMENT
( ) DEPARTMENT PUBLIC SERVICES
Attached please find the application referenced below. The Planning Board requests that you review
this application relative to the Zoning Ordinance and/or to the Subdivision Regulations and MGL
Chapter 41. We would appreciate your completing the form below and returning it to Amanda
Chiancola, she can be reached by phone at 978-619-5691 or email at achiancolagsalem.com.
O Preliminary Subdivision Plan
O Definitive Subdivision Plan
O Waiver from Frontage
O Drive-Through Special Permit
O Cluster Development
( ) Planned Unit Development
()q'Site Plan Review
O Business Park Development District
O Wireless Communication Facilities Special Permit
O North River Canal Corridor Mixed Use District Special Permit
O Flood Hazard District Special Permit
APPLICANT: 7 Howard Street Nominee Trust
PROJECT NAME &ADDRESS: 7 Howard Street(Map 35 Lot 180)
CONTACT PERSON: Amanda Chiancola
COMMENTS DUE: Requested by 1/21/2016 hearing that night.
O CONCUR WITH PROPOSAL (Explain on reverse side)
O NEED MORE INFORMATION (Explain on reverse side)
O CANNOT CONCUR WITH PROPOSAL (Explain on reverse side)
KCOMMENTS INCLUDED:P S-,4 is
er's_sg ature Title 3 ate
120 ��!
ASHINCTOH STREh"L, SALEM,M9SSACHUSE'Pl"S 01970 PHONE 978.619.5685 FAX 978.740.0404
W WW.SALEM.COVI
Amanda Chiancola
From: Peter Schaeublin
Sent: Tuesday, January 12, 2016 7:26 AM
To: Amanda Chiancola
Subject: 7 Howard Street
Follow Up Flag: Follow up
Flag Status: Flagged
Ms. Chiancola,
I have reviewed the plan for 7 Howard Street. The Chief mentioned that the plan was to supply the building with a full
automatic fire sprinkler system. I did not see that indicated in the plan. That would be something that this office would
require. Please let me know, the rest of the plan looks good.
Lt. Peter Schaeublin
Fire Marshal
Salem Fire Department
29 Fort Avenue
Salem, MA 01970
pschaeublinCalsalem.com
Neaw nwtP I eCcretar3 of State's ofiwe has determined that past efnails to and from municipal o#`.leials are
oriblis, ro�orda.FNIi pleaw rd'-r I.w http:l/www.see.state.ma.us/pre/preidx.htm.
Phi ase etxsshic r i he erteirtimm-ni hefon3 prinSng This email.
1
74
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= ; CITY OF SALEM DcC S 1 2015
DEPT.OF PlANN1NG&
PLANNING BOARD
CCMMUNITYDEVELOPMELU�15 DEC 31 ,4 02
FILE �1
CITY OF SALEM CITY CLDi,,K, S,`v_.Ehi. iIAS'
APPLICATION FORM
SITE PLAN REVIEW
Location of Property: 7 Howard Street
Map &Lot: 35-180
Owner: Roman Catholic Archbishop of Boston Applicant: 7 Howard Street Nominee Trust
Address/PO Box: 66 Brooks Drive Address/PO Box: 343 Essex Street
City, State,Zip Code: Braintree, MA 02184 City, State,Zip Code: Salem, MA 01970
Telephone: 781-848-9610 Telephone:617-372-7285
1. Project Description:
Conversion of existing convent to six residential dwelling units with 6 parking spaces on adjacent
property by easement
Zoning District(s): R-3
Square footage of parcel: 6,105 Gross Square footage of structure(s): 7,212
Square footage of footprint: 2,404 No. of dwelling units: 6
II. 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"x 17")sets of all plans and drawing shall be filed with the Planning Board by the applicant.
Electronic submission: One(1)electronic copy of all application materials, including the application
form and attached reports, statements, and narratives,and all project plans and drawings, shall be filed
in.pdfformat with the Planning Board by the applicant.
A. Required Narrative: A brief narrative, as requested by the Planning Board addressing the site
plan requirements and other appropriate concerns in the following defined categories:
1. Building
2. Parking and loading
3. Traffic flow, circulation and traffic impact
4. External lighting
5. Landscaping and screening
6. Utilities
7. Snow removal
8. Natural features and their protection and enhancement
9. Topography and its maintenance
10. Compatibility of architecture with surrounding area
B. Environmental Impact Statement: in accordance with Appendix A of the Salem Subdivision
Regulations.
C. Required Plans and Drawines:
A Site Plan stamped and dated by an architect,registered engineer, landscape architect, or other
qualified professional, at a scale of 1"=40',(or as established by Planning Board)including all
requirements as set forth in 111B of the Salem Subdivision Regulations and the following:
1. Location and dimensions of all buildings and other construction;
2. Location and dimensions of all parking areas, loading areas,walkways,and driveways.
I 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;
III. Procedure:
The Planning Board shall, within 7 days after the filing of this application,transmit one copy of said
application, plans and all other submitted information to the Inspector of Buildings, City Engineer,
Board of Health, Fire Prevention Officer and Conservation Commission who may,at their discretion,
investigate the application and report in writing their recommendation to the Planning Board.The
Planning Board shall not take final action on such application until it has received a report thereon from
the above agencies or until thirty-five(35)days have elapsed after distribution of such application
without a submission of a report.The Planning Board shall hold a Public Hearing on said application as
soon as possible after receiving the above reports, in accordance with Chapter 40A of the Massachusetts
General Laws.The Planning Board shall notify the applicant in writing of its decision on the special
permit. The decision shall document the proposed development or use and the grounds for granting or
refusing the special permit. The Planning Board may, as a condition of approval,require that the
applicant give effective notice to prospective purchasers,by signs or by recording the special permit at
the Re istry of Deeds, of the conditions associated with said premises and the steps undertaken by the
pet ' ner or his uccessor in title to alleviate the effects of same.
10
Si ature of Applicant s✓ Signature of Owne ( ttached onsent letter is also acceptable)
December 30, 2015
Date Date
FEE PAID:
Required Narrative/ Statement
7 Howard Street, Salem, MA 01970
The applicant plans to convert a building that was originally built as a convent for St. John the
Baptist Church to six residential dwelling units. The multifamily residential use conforms to the
underlying R-3 zoning of the property and the Board of Appeals has granted a variance from the
lot area per dwelling unit requirement of the Zoning Ordinance. There will be no structural
change to the exterior of the building itself. However, the applicant does plan to replace windows
and doors and add balconies to certain units.
Parking will be provided on the adjacent property of the Archdiocese of Boston through a
permanent easement upon an existing paved parking area. There will be six parking spaces
provided in that area. The Board of Appeals has granted a variance from the requirement of 1.5
spaces per unit in the Zoning Ordinance on the condition that the Condominium Association
purchase three parking passes in the Museum Place parking garage on an annual basis.
New lighting fixtures will be installed on the building and in the parking area as shown on the
plans submitted herewith.
Presently, the grounds of the property and the parking area are in a state of significant despair
and neglect. As part of the redevelopment of the property, the rusted and damaged chain link
fencing will be removed and replaced as shown on the plans. The healthy trees will be pruned
and dead or diseased trees and bushes will be removed and replaced. New plantings around the
entire site and parking area will be completed as shown on the landscape plan. Locked gates will
be installed at the entrance to both alleyways at either end of the parking area. The result will be
a dramatic improvement in the streetscape along this end of Howard Street. The landscape plan
proposed provides for protection of existing natural features and the enhancement of the site with
new natural features.
New utilities connections will be made to the existing utility lines in Howard Street as shown on
the attached site plan. Snow storage areas around the parking spaces are provided.
The architectural changes to the building will largely be cosmetic in nature and are in keeping
with the original style of the building.
2
12/ 31 / 15
RSC,Z,Vi,,
DEpr Or p
3 Amelanchier 'Autumn Brilliance' 8'
tall, b&b, multi-stem; matched
i
Existing trees to remain, typ.
— — --= - : _ - - - — - — - - � 6' highwoodfence
_ --- -
i 7 Karl Foerster Feather Reed Grass; 2 gallon
Lawn -
7 Ilex glabra Shamrock 36 tall, b&b = Precast paver patio ait unit #6
17
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coo r� T Raised wood herb gairden
12 Karl Foerster Feather Reed Grass; 2 gallon -
- 4' high tubular steel gate (black)
18 x30 x 1 .5 thermal bluestone steppers _ d
Precast concrete aver patio at unit #5; avers to be b New concrete infill
p p p Y
Hanover (or approved eq.); Field to be " Limestone Gray, " Dark pine bark mulch, typ. (submit sample)
stripes to be "Charcoal; " both to have "Tudor Finish"
p ioExisting concrete walk to remain
•
Existingsteps to remain Q
p 3 Liriope spicata per hatched area, typ., 1 gallon
i C+ 15 Delaware Valley White azalea, 3 gallon
10
6 high wood
'pence /° 1 Chocolate vine at fence, typ.
,� � �
Lawn 0
Yt 6' high tubular steel vehicular gate (black)
by Ameristar or approved eq.
3 Arborvitae O. ' Wintergreen; 8 ' tall
l� OR, Arborvitae O. Pyramidalis
- 4' high tubular steel fence segment (black)
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10 Karl Foerster Feather Reed Grass; 2 gallon by Ameristar or approved eq.
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Precast concreteaver patio; avers to be b Hanover
p p p _ 4 a New concrete infill at trash storage area 2 Pyrus calleryana Aristocrat 3
+ a Q
(or approved eq.); Field to be "Limestone Gray, " stripes + caliper, ball and burlap
4 er high tubular steel gate (black) p p
to be Charcoal, „ both to have Tudor Finish = - -_ _j
New asphalt paving at existing
�O. 'Winter reen' 8' tall _ 1 Carpinus Frans Fontaine, 12 '- 14tall
5 Arborvitae g + �—' 6 parking spaces
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15 Miscanthus sinensis 'Morning Light, ' 5 gallon OR approved equal; 3 ' on center, 3 gallon
— — _ — —
Property Line
SCALE 1/8"=1 '-0”
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7 HOWARD STREET SITE PLAN PREPARED FOR : 7 HOWARD STREET 8' 4' 0 8- 16'
SALEM , MA 01970 NOMINEE TRUST S EGAR ARCHITECTS, INC. MICHAEL WANGELO landscape architecture
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