28 GOODHUE STREET - ZBA S4�%�
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Legal Notice
CITY OF SALEM
BOARD OF APPEAL
746.9595 Ext.381
Will hold a public hearing for all per-
sons interested in the petition submit-
ted by NORTH RIVER CANAL, LLC
requesting a Variance from lot area per
dwelling unit 3500 sq.it to allow 1468
1/2 sq.feet per unit for theproperty
located at 28 GOODHUE STREET
NRCC. Said hearing to be on
WEDNESDAY, MARCH 15, 2006 at
6:30 P.M. 120 Washington Street 3rd
Floor,Room 313.
Nina Cohen,Chairman
SN-3/2,3/9/06
I ,
�ONDITggO CITY OF SALEM, MASSACHUSETTS
BOARD OF APPEAL
�+ .e 120 WASHINGTON STREET, 3RD FLOOR
SALEM, MASSACHUSETTS 01970
TELEPHONE: 978-745-9595
oD'
FAX- 978-740-9846
KIMBERLEY DRISCOLL p
MAYOR Z�?ii ��!tll —J A 28
t� F
Decision to Extend
City of Salem Zoning Board of Appeals
Petition of North River, LLC requesting Variance to
Allow 1,800 SF per Dwelling Unit for property located at
28 Goodhue Street, NRCC District
January 3, 2011
North River Canal, LLC
c/o Joseph C. Correnti, Esquire
Serafini, Seratini, Darling & Correnti, LLP
63 Federal Street
Salem, MA 01970
Re: 28 Goodhue Street
Extension of Variance
On Wednesday, September 27, 2006, the Zoning Board of Appeals of the City of Salem
voted in favor to approve the application of North ,River Canal, LLC, 282 Bennington
Street, Boston, MA for a Variance to allow 1,800 square feet per dwelling unit in the
North River Canal Corridor Neighborhood Mixed Use District. A Decision dated
October 17, 2006 was fled with the City of Salem Clerk's Office on October 18, 2006,
and such Decision is recorded with the Essex South District Registry of Deeds in Book
27106, Page 44 (the "Decision").
The Decision is valid for one year from the date of the Decision unless extended by the
Board.
On September 19, 2007, the Salem Zoning Board of Appeals extended the variances
granted on October 18, 2006 for six (6) months to April 18, 2008.
On March 19, 2008 the Salem Zoning Board of Appeals voted unanimously to extend the
variances for another six (6) months to October 18, 2008.
i
On September 17, 2008, the Board again met to discuss a request by North River Canal,
LLC to extend the variances, and voted unanimously on another six (6) month extension,
until March 18, 2009.
On March 18, 2009, the Board again met to discuss a request by North River Canal, LLC
to extend the variances, and voted unanimously on an extension until December 31, 2009.
On November 18, 2009, the Board again met to discuss a request by North River Canal,
LLC to extend the variances, and voted unanimously on an extension through June 30,
2010.
On May 19, 2010, the Board met to discuss a further request by North River Canal, LLC
to extend the variances, and voted unanimously.on an extension through December 31,
2010.
On December 15, 2010, the Board met to discuss a further request by North River Canal,
LLC to extend the variances, and voted unanimously on an extension through June 30,
2011.
The Board understands North River Canal, LLC intends to go forward with the project,
though additional time is needed to put in place the necessary funding to begin
construction.
A COPY OF THIS DECISION TO EXTEND HAS BEEN FILED WITH THE
PLANNING BOARD AND THE CITY CLERK.
Elizabeth Debski, Vice-Chair
Salem Zoning Board of Appeals
Pursuant to the Massachusetts General Laws Chapter 40A, Section 11, the Variance or Special Permit
granted herein shall not take effect until a copy of the decision bearing the certificate of the City Clerk has
been filed with the Essex South District Registry of Deeds.
2
UtIwl as CITY OF SALEM, MASSACHUSETTS
BOARD OF APPEAL
120 WASHINGTON STREET, 3RD FLOOR
SALEM, MASSACHUSETTS 01 970
TELEPHONE: 978-745-9595
�N FAX: 978-740-9846
KIMBERLEY DRISCOLL n
MAYOR ~
"t b
CJ O
21 C._
r-
Decision to Extend
City of Salem Zoning Board of Appeals _a 0
Petition of North River, LLC requesting Variant to 0
Allow 1,800 sf per Dwelling Unit for property located at
28 Goodhue Street, NRCC District
June 17, 2010
North River Canal, LLC
c/o Joseph C. Correnti, Esquire
Serafini, Serafini, Darling & Correnti, LLP
63 Federal Street
Salem, MA 01970
Re: 28 Goodhue Street
Extension of Variance
On Wednesday, September 27, 2006, the Zoning Board of Appeals of the City of Salem
voted in favor to approve the application of North River Canal, LLC, 282 Bennington
Street, Boston, MA for a Variance to allow 1,800 square feet per dwelling unit in the
North River Canal Corridor Neighborhood Mixed Use District. A Decision dated
October 17, 2006 was filed with the City of Salem Clerk's Office on October 18, 2006,
and such Decision is recorded with the Essex South District Registry of Deeds in Book
27106, Page 44 (the "Decision").
The Decision is valid for one year from the date of the Decision unless extended by the
Board.
On September 19, 2007, the Salem Zoning Board of Appeals extended the variances
granted on October 18, 2006 for six (6) months to April 18, 2008.
On March 19, 2008 the Salem Zoning Board of Appeals voted unanimously to extend the
variances for another six (6) months to October 18, 2008.
On September 17, 2008, the Board again met to discuss a request by North River Canal,
LLC to extend the variances, and voted unanimously on another six (6) month extension,
until March 18, 2009.
On March 18, 2009, the Board again met to discuss a request by North River Canal, LLC
to extend the variances, and voted unanimously on an extension until December 31, 2009.
On November 18, 2009, the Board again met to discuss a request by North River Canal,
LLC to extend the variances, and voted unanimously on an extension through June 30,
2010.
On May 19, 2010, the Board met to discuss a further request by North River Canal, LLC
to extend the variances, and voted unanimously on an extension through December 31,
2010.
The Board understands North River Canal, LLC intends to go forward with the project,
though additional time is needed to put in place the necessary funding to begin
construction.
A COPY OF THIS DECISION TO EXTEND HAS BEEN FILED WITH THE
PLANNING BOARD AND THE CITY CLERK.
Robin Stein, Chair
Salem Zoning Board of Appeals
Pursuant to the Massachusetts General Laws Chapter 40A, Section 11, the Variance or Special Permit
granted herein shall not take effect until a copy of the decision bearing the certificate of the City Clerk has
been filed with the Essex South District Registry of Deeds.
2
v� c� ulrgg5 CITY OF SALEM
DEPARTMENT OF PLANNING AND
COMMUNITY DEVELOPMENT
KINMERLEYDRISGOLL
MAYOR 120 WAStHNG'roNSrRLET♦ SAL EM,MASSAMUSE-rls 01970
Tl:i:978-619-5685 FAx:978-740-0404
LYNN GOONIN Di NcAN,AICT
Diw-=oiz
November 24, 2009
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Joseph C. Correnti, Esq. o
Serafini, Serafini, Darling & Correnti, LLP
63 Federal Street ?'
Salem, MA 01970 D
Re: Request for extension 28 Goodhue Street :f
co
Dear Mr. Correnti:
On March 19, 2008 the Salem Zoning Board of Appeals extended the variances granted
October 18, 2006 for 28 Goodhue Street for six (6) months to September 18, 2008.
On September 17, 2008, the Board again met to discuss a request by North River Canal,
LLC, to extend the variances, and voted unanimously on another six (6) month extension, until
March 18, 2009.
On March 18, 2009, the Board again met to discuss a request by North River Canal, LLC,
to extend the variances, and voted unanimously on an extension until December 31, 2009.
On November 18, 2009, the Board again met to discuss a request by North River Canal,
LLC, to extend the variances to June 30, 2010, due to the time the petitioner needs to put in place
the necessary funding to begin construction.
Sincerely,
Danielle McKnight
Staff Planner
Cc: Cheryl LaPointe, City Clerk
co�oirq CITY OF SALEM
4�
DEPARTMENT OF PLANNING AND
COMMUNITY DEVELOPMENT
9'��aMiNR Dt?;'
KIMBERLEYDRISCOLL
MAYOR 120 WASH ;GTON STREET+ SAUN4,MASSAO-ivserrs 01970
TEL:978-619-5685 FAx:978-7400404
LYNN GOONIN DLNcnv,AIC'
DiREcroR
C"
March 19, 2009 < o
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Joseph C. Correnti, Esq.
Serafini, Serafini, Darling & Correnti, LLP �"F=
63 Federal Street y x
Salem, MA 01970
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n
Re: Request for extension 28 Goodhue Street w
w
Dear Mr. Correnti:
On March 19, 2008 the Salem Zoning Board of Appeals extended the variances granted
October 18, 2006 for 28 Goodhue Street for six (6) months to September 18, 2008.
On September 17, 2008, the Board again met to discuss a request by North River Canal,
LLC, to extend the variances, and voted unanimously on another six (6) month extension, until
March 18, 2009.
On March 18, 2009, Board again met to discuss a request by North River Canal, LLC, to
extend the variances, and voted unanimously on an extension until December 31, 2009, due to
the time the petitioner needs to put in place the necessary contracts and funding to be able to
begin construction.
Sincerely,
Danielle McKnight
Staff Planner
Cc: Cheryl LaPointe, City Clerk
CITY OF SALEM
DEPARTMENT OF PLANNING AND
1$.a. .
"' COMMUNITY DEVELOPMENT
KIMBERLEY DRISCOLL
MAYOR 120 WASI'IINGTON 51'REE'1' S.V.f_-�[,1�L\SSACHOSFTI'S 01970)
LYNN GOONIN DlNC.1N,;\ICP 'ro,978-619-5685 FAX:978-740-0404
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September 24, 2008
- v
Joseph C. Correnti, Esq.
Serafini, Serafini,Darling& Correnti, LLP
63 Federal Street _
Salem, MA 01970
Re: Request for extension 28 Goodhue Street
Dear Mr. Correnti:
On March 19, 2008 the Salem Zoning Board of Appeals extended the variances granted
October 18, 2006 for 28 Goodhue Street to September 18, 2008 (a period of six(6)months).
The Board met on Wednesday, September 17, 2008 to discuss the request of North River
Canal LLC for an additional six(6)month extension. The Board decided by a unanimous vote to
approve the extension request for an additional six (6)months, until March 18, 2008, due to the
time the petitioner needs to put in place the necessary contracts and funding to be able to begin
construction.
If you have any questions or require further information, I can be reached in the
Department of Planning& Community Development at(978) 619-5685.
Sincerely,
Tyson J. Lynch, Esq.
Acting Staff Planner
Cc: Cheryl LaPointe, City Clerk
onlurr_Q QTY OF SALEM
3 DEPARTMENT OF PLANNING AND
T COMMUNITY DEVELOPMENT
'oiMIV6 D�I�
KIMBERLEY DRISCOLL
NLAYOR 120%Vu IING'[ON S'rar.r:I'♦ SAII—M,NLusAU IUSEnS 01970
Tri:978-619-5685 FAX:978-740-0404 n
LYNN COONIN DUN'G1u,AKT :
DIKE0OK
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March 20, 2008
Joseph C. Correnti, Esq.
Serafini, Serafini, Darling & Correnti, LLP �_
63 Federal Street -
Salem, MA 01970
Re: Request for extension 28 Goodhue Street
Dear Mr. Correnti:
On September 19, 2007 the Salem Zoning Board of Appeals extended the variances
granted October 18, 2006 for 28 Goodhue Street to April 18, 2008 (a period of six (6) months).
The Board met on Wednesday, March 19, 2008 to discuss the request of North River
Canal LLC for an additional six (6) month extension. The Board decided by a unanimous vote to
approve the extension request for an additional six (6) months, until October 18, 2008, due to the
time the petitioner needs to put in place the necessary contracts and funding to be able to begin
construction.
If you have any questions or require further information, I can be reached in the
Department of Planning & Community Development at (978) 619-5685.
Sincerely,
Amy J. Lash
Staff Planner
Cc: Cheryl LaPointe, City Clerk
SERAFINI, SERAFINI, DARLING & CORRENTI ��I��//�®
ATTORNEYS AT LAW a
63 FEDERAL STREET FEB 2 O 2008
SALEM, MASSACHUSETTS 01970
DEPT. OF PLANNING d
JOHN R. SERAFINI. SR. COMMUNITY OEV4,(,p j
JOHN R. SERAFINI. JR. 978-744-0212
JOHN E. DARLING 781-581-2743
JOSEPH C. CORRENTI - February 20, 2008 TELECOPIER
978-741-4693
VIA HAND DELIVERY
Robin Stein, Chair < o
City of Salem
Zoning Board of Appeal x ,
120 Washington Street n,>
Salem, Massachusetts 01970 n o
r
Re: Variances granted to property at 28 Goodhue Street a cn
North River Canal LLC
Dear Ms. Stein:
On behalf of the Petitioner, North River Canal LLC, I hereby request allowance to extend
the above referenced variances, which were granted by the Board in a Decision date-stamped
October 18, 2006, and extended by the Board to April 18, 2008, for a period of six (6) months
from the effective date of that extension.
The Petitioner intends to go forward with the construction of 44 residential units, as
permitted by the Board in this matter. However, additional time is necessary for the Petitioner to
be able to put in place all of the necessary contracts and funding to be able to begin
construction.
We would, therefore, respectfully request that this Board grant an extension as provided
in General Laws Chapter 40A, Section 10, for an additional six (6) month period from the
effective date of the Variances granted for the property at 28 Goodhue Street, as extended.
Please place this matter on the Board's March, 2008 meeting agenda.
Respectfully submitted,
North River Canal LLC
By its Attorney,
G
�f�t
J se h C. Correnti
JCC:dI
cc: North River Canal LLC
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o+wt1� CITY OF SALEM, MASSACHUSEXTsir OF SALEM, MA
BOARD OF APPEAL CLERK'S OFFICE
120 WASHINGTON STREET, 3RD FLOOR
SALEM, MASSACHUSETTS O 1970
TELEPHONE: 978-745-9595
_. FAX: 978-740-9846 10U6 OCT 18 P 12 5 i
KIMBERLEY DRISCOLL
MAYOR
October 17, 2006
Decision
City of Salem Zoning Board of Appeals
Petition of North River Canal LLC requesting Variance to Allow 1,800 _
–"— sf per Dwelling Unit-for property located at 28 Goodhue Street, NRCC
District
A public hearing on the above petition was opened on September 27, 2006 pursuant to
Mass General Law Ch. 40A, Sec. 11, with the following Zoning Board members present:
Bonnie Belair, Nina Cohen,Elizabeth Debski, Richard Dionne, and Annie Harris.
Petitioner seeks variances pursuant to Section 9-5 of the Salem Zoning Ordinance to
allow construction of a new 78,700 sf building with 44 residential units instead of the 27
units allowed and 1,800 sf per unit instead of the required 3,500 sf.
The Board of Appeal, after careful consideration of the evidence presented at the public
hearing, and after thorough review of the plans and petition submitted, makes the
following findings of fact:
1. Petitioner North River Canal LLC and its principals Alberto and Roberta
Roberto and Louie Roberto of East Boston own the property at 28 Goodhue
Street, in the North River Canal Corridor(NRCC)District. The petitioner is
represented by Joseph C. Correnti, Esq. of Serafini, Serafini, Darling and
Correnti LLP.
2. In 2005 a tannery and shoe factory built during the previous century was
demolished by the present owner, and the site is currently vacant except for a
brick structure, the walls of which were preserved.
3. Petitioner proposes to erect on the 79,300 sf site a new structure combining
residential and commercial or retail uses, and to build a multi-use pathway
dedicated to public use alongside the canal on the perimeter of the property.
Petitioner asserts the proposed development conforms to the intent and
purpose of the North River Canal Corridor(NRCC) Zoning ordinance enacted
in December 2005 by the City of Salem City Council. Petitioner asserts the
proposed project meets or achieves the goals of the NRCC District in the
following ways:
a. Maintaining the massing and scale of the original building.
2
b. Maintaining the existing sidewalk and creating a new sidewalk plaza in
front of the building to enhance the retail uses on the ground floor.
c. Establishing new public access to the North River canal by creating a
landscaped and lighted pedestrian walkway to be conveyed by easement to
the City of Salem. The new walkway will be 19 ft wide and 450 ft long
adjacent to the canal.
d. Creating 6,000 sf of active commercial or retail use on the ground floor
which will encourage active use of retail
e. Utilizing brick and other quality building materials throughout and
excluding use of any pre-cast concrete or prefab aluminum or metal
exterior panels.
4. The proposed new four-story steel and concrete structure would consist of
forty-four(44) one-and two-bedroom residential condominium units,
including four units which would remain subject to a fifteen-year affordability
restriction. All proposed uses would be supported by adequate onsite parking.
5. Petitioner will provide a$10,000 payment to the City of Salem toward the
cost of a traffic study to research and recommend improvements to the
intersection at the meeting of Grove, Goodhue and Beaver Streets.
6. Petitioner proposes to widen the Goodhue Street sidewalk and establish a
plaza at the Goodhue St. entry to the commercial spaces. On the side of the
property bordering the Canal, petitioner proposes to create a ten foot wide
multi-use pathway with a 3 ft landscaped border on the canal side and a 6 ft.
landscaped border on the other side. This enhanced pathway, running for a
total of 450 ft along the property's border, will be transferred by easement to
the City of Salem to ensure continued public access.
7. Several City residents voiced opposition to the proposed density variance. Jim
Treadwell, a Member of the North River Canal Corridor Implementation
Committee, submitted a statement urging the Board not to allow more than the
maximum allowed density of 27 units. Also in opposition was the Federal
Street Neighborhood Association, which opposed the increase in density over
that allowed by the terms of the ordinance, on the grounds that the planned
density allowed more green space and better quality of life for residents.
Ward Two City Councilor Mike Sosnowski also opposed any increase in
density.
8. Beverly McSwiggin of 30 Japonica St. opposed the granting of a variance on
the grounds that granting relief in this case would encourage owners of other
properties in the area to be developed more densely as well. Several
3
neighbors stated that intense development is inappropriate in the area because
appropriate traffic and sewerage infrastructure is not in place at this time.
9. Pat Donohue of 12 Dearborn Lane, also of the North River Canal Corridor
Committee, opposed the granting of a variance from the density guidelines
approved by the City Council and stated that the intent of the ordinance was to
enhance the quality of life for area residents. She stated that when variances
are granted one development at a time, the cumulative effect has major
changes in the unique character of Salem. Also in opposition were Meg
Twohey, David Hart and Betsy Bums of Federal St., Leslie Lyman of
Southwick St., Ed Plecinoga of Ocean Ave., Cathy Meadowcroft of Foster St.,
— -- and Lisa-Dubriel of-Upham ------
10. In support of the proposed development were Ward 6 City Councilor Paul
Prevey, Ward 7 City Councilor Joseph O'Keefe, Bill Luster, representing
Crowninshield Management, owner of an abutting property, Jim Moskovitz of
the Gallows Hill Neighborhood Group and Joan Sweeney, of 22 Silver Street,
who spoke for the Ward 4 neighborhood group.
On the basis of the above findings of fact and all evidence presented at the public hearing
including, but not limited to, the Plans, Documents and testimony, the Zoning Board of
Appeals concludes as follows:
1. The petitioner may vary the terms of the North River Canal Corridor Zoning
District to enable the proposed development, consisting of 44 residential units
with 1,800 square feet per dwelling unit instead of the required 3,500, to be
constructed at 28 Goodhue St.
2. In permitting such change, the Board of Appeals requires certain appropriate
conditions and safeguards as noted below.
In consideration of the above, the Salem Board of Appeals voted, five (5) in favor
(Belair, Cohen, Debski, Dionne and Hams)none (0) opposed, to grant petitioner's
request for a variance, subject to the following terms,conditions, and safeguards:
1. Petitioner shall comply with all city and state statutes, ordinances, codes and
regulations.
2. All construction shall be done as per the plans and dimensions submitted to and
approved by the Building Commissioner.
3. All requirements of the Salem Fire Department relative to smoke and fire safety
shall be strictly adhered to.
4. Petitioner shall obtain a building permit prior to beginning any construction.
4 CITY OF SALEM. MA
CLERK'S OFF[CE
5. Certificates of Occupancy are to be obtained for the dwelling units.
6. Petitioner shall obtain street numbering from the City of Salem AsswbomTotaeP 12: 1-5-1
and shall display such numbers so as to be visible from the street.
7. Petitioner is to obtain approval from any City Board or Commission having
jurisdiction including, without limitation, the Planning Board, the Design Review
Board and the Conservation Commission.
8. Petitioner shall submit proposed development plans to the Design Review Board
for approval and shall obtain Site Plan Review from the Planning Board, as a
------ condition-o€-the-granting of this variance.
9. Petitioner shall investigate the applicability of new permeable surfaces in the
parking area to enable reabsorption of rainwater and shall install such non-asphalt
surface on the property if it is feasible.
10. Four of the 44 units will be subject to affordability restrictions for a period of
fifteen years. Such affordable housing restriction shall be prepared in the form
recommended by the City of Salem Planning Department in accordance with
requirements of the Department of Housing and Community Development of the
Commonwealth of Massachusetts, and shall be registered with the South Essex
Registry of Deeds at the conveyance of these units.
11. Petitioner shall create an easement for public access to the multi-use pathway
shown on the plan submitted herewith and shall obtain endorsement by the City
of Salem from the City Solicitor for such easement. Petitioner shall register such
easement for public access with the South Essex Registry of Deeds prior to the
issuance of a building permit.
12. Petitioner shall make a payment of the sum of$10,000 to the City of Salem to
assist in the cost of a traffic analysis plan, and shall submit proof of such payment
prior to the issuance of a building permit.
no" c� �� w
Nina Cohen,Chair
Salem Zoning Board of Appeals
A COPY OF THIS DECISION HAS BEEN FILED WITH THE PLANNING BOARD AND THE CITY
CLERK
Appeal from this decision, if any,shall be made pursuant to Section 17 of the Massachusetts General Laws
Chapter 40A,and shall be filed within 20 days of filing of this decision in the office of the City Clerk.
Pursuant to the Massachusetts General Laws Chapter 40A,Section 11,the Variance or Special Permit
granted herein shall not take effect until a copy of the decision bearing the certificate of the City Clerk has
been filed with the Essex South Registry of Deeds.
FEDERAL STREET NEIGHBORHOOD ASSOCIATION, INC.
February 17, 2006
Mayor Kimberly Driscoll
City Hall
Salem, MA 01970
Dear Mayor Driscoll:
Thank you for providing members of our neighborhood association the opportunity to
meet with you, the developers and representatives of Ward 6 and Gallows Hill/Ward 4 on
February 9 to review the developer's proposal for development at 28 Goodhue Street.
From that meeting, we understand the project calls for 54 residential unit and perhaps 6
retail/commercial units facing Goodhue Street. All residential units will be
condominiums. The plan calls for 48 units (3 studio, 15 one bedroom, 36 two bedroom
units) at market rate (asking price $325-375k), and 6 affordable units (asking price $213-
268k). Parking plans call for 2 cars per unit, plus 8 at the street for retail/commercial. A
ten-foot wide bike/walking path is included in the plan. The developers are Alberto
Roberto, Louie Roberto, Roberta Roberto, East Boston. The attorney is Joe Correnti.
The architect is Joseph LaGrasse, Andover. The planned height of the building conforms
to the zoning ordinance. NRCC zoning would allow 23 units (3,500 of land area per unit
on a 79,000 square foot lot, plus up to 25% increase in density for affordable units).
Therefore the variance requested will be for 31 additional units, apart from the allowance
which may be granted for inclusion of affordable units.
We thank the developer for providing this information, along with a schematic of the
current plan. Our attendees presented the information at our neighborhood meeting the
following evening.
At our neighborhood meeting on Friday, February 10, the members present reviewed the
proposal and voted unanimously to support the following motion regarding 28 Goodhue
Street:
" The Federal Street Neighborhood Association strongly supports development at 28
Goodhue Street that conforms to the North River Canal Corridor zoning. While the
proposal presented conforms to the mixed use and height requirements of the ordinance,
the proposal is for 54 units, and possibly 6 commercial/retail offices. Under the recently
passed North River Canal Corridor Zoning ordinance, 23 units are allowed on that parcel
by right, with up to a 25% density bonus because the developer is providing affordable
housing units. We do not support the proposal because the density planned significantly
exceeds the number of units allowed under the ordinance. We request that the developer
bring forward a plan that conforms to NRCC zoning."
The recently-passed NRCC zoning ordinance was developed over a period of several
years with extensive participation by the community, property owners, the City and the
City Council. The requirement for 3500 square feet per unit was carefully considered.
We believe that it is extremely important that the zoning be carefully adhered to. As you
noted by inviting Ward 6, Gallows Hill/Ward 4 and FSNA representatives to the meeting
about this development, all of our neighborhoods are impacted by development on
Goodhue Street.
In addition, members noted that reducing the number of units would reduce the parking
requirements for the development and enable there to be more green space. We also had
a request for 3 bedroom units, reported to be scarce in Salem.
We welcome the opportunity to be able to provide input at an early stage. We would be
happy to review the developer's plans again, taking into consideration our strong support
for a plan that fully conforms to the ordinance.
The Federal Street Neighborhood Association, Inc. is a non-profit organization focused
on serving the needs of the residents of the Federal Street neighborhood.
Sincerely,
Stanley Szwartz
Co-Chair, Federal Street Neighborhood Association
Cc by mail:
Joseph Correnti, Attorney
Alberto Roberto, Louie Roberto, Roberta Roberto, developers, c/o Joseph Correnti
Cc By e-mail:
Jason Silva, Chief Aide to Mayor Driscoll
Michael Sosnowski, Ward 2 Councillor
Paul Prevey, Ward 6 Councillor
Lenny O'Leary, Ward 4 Councillor
Jim Moskovis, Gallows Hill/Ward 4 Neighborhood Association
Jim Treadwell,Northfields Neighborhood Association &NRCC Committee member
David Hart, FSNA
Martin Imm, FSNA &NRCC alternate member
Maggie Lemelin, FSNA
Rita Markunas, FSNA & Chair NRCC Citizen's Committee
May 15, 2006
TO : Nina Cohen, Chair, Board of Appeals , Salem
FROM: James Treadwell , AICP
Member, North River Canal Corridor Working Group
and Implementation Committee
SUBJECT: Proposed "North River Condominium"
28 Goodhue Street
o DEGREE OF VARIANCE-RESIDENTIAL DENSITY
The current zoning would permit a maximum of 27 dwelling
units on this 79 , 300 square foot site, at 3500 square feet
of lot area per unit and a maximum density bonus of 25% for
affordable housing. The proposal is for 44 units (with 10%
affordable units) which represents an INCREASE OF SIXTY-
THREE PERCENT OVER THAT WHICH IS PERMITTED BY THE ORDINANCE.
o HARDSHIP, FINANCIAL OR OTHERWISE
Specifics regarding financial hardship that would
support the residential density variance cited above was
not presented at Ward Six or Federal Street informational
meeting. Such a special hardship apparently has not been
demonstrated .
o SPECIAL CONDITIONS AND CIRCUMSTANCES/SUBSTANTIAL HARDSHIP/
PUBLIC INTEREST
I would point out that certain matters might be of concern
as the Board deliberates authorization of a Variance in this
instance : 1 ) It has not been determined if a Chapter 91
License will be required from the MA DEP, which License
could require improvements for the public good , 2 ) A traffic
impact analysis, by a qualified traffic professionallhas not
been performed and that such analysis could demand
modification to size of development/street improvements for
the public good, 3 ) The site is almost entirely within the
100 Year Floodplain and the review for Special Permit/Vari-
ance could result in conditions/restrictions which could
impact on dwelling unit density, 4) Information regarding
the capacity/condition of sanitary/storm/water distribution
systems to service this development apparently have not been
secured and, if inadequate , up-grade might be necessary to
support the extent of proposed development and provision by
the City might not be in the public interest , 5) Information
regarding sub-surface conditions concerning contamination/
toxic material-and which could relate to the public good-
has not been made available.
o ADDITIONAL CONSIDERATION
Does the proposed development require variance from Section
7-21 (a) of the NRCC Neighborhood Mixed Use District? That
is , "All development shall be designed to complement and
harmonize with adjacent land uses (existing and proposed)
with respect to architecture, scale , landscaping and screen-
ing. "
I
SERAFINI, SERAFINI, DARLING & CORRENTI, LLP
ATTORNEYS AT LAW
63 FEDERAL STREET
SALEM, MASSACHUSETTS 01970
JOHN R. SERAFINI. SR. TELEPHONE
JOHN R. SERAFINI. JR. 978-744-0212
JOHN E. DARLING 781-581-2743
JOSEPH C. CORRENTI September 15, 2006 TELECOPIER
978-741-4683
VIA HAND DELIVERY
RECEIVED
Daniel J. Merhalski, Staff Planner
City of Salem SEP 1 5 2006
Department of Planning and Community
Development &
PLANNING DEPT. Of PL
120 Washington Street COMMUNITYPLANNING &DEVELOPMENT
Salem, Massachusetts 01970
Re: North River Canal, LLC
28 Goodhue Street, Salem, Massachusetts
Dear Mr. Merhalski :
On behalf of the Petitioner, North River Canal, LLC,
enclosed please find revised plans dated August 17, 2006
for the project at 28 Goodhue Street, for filing with the
Board of Appeal . The plans incorporate changes that
reflect a smaller building footprint and total floor area
(70, 600 square feet) , as well as a reduction in the number
of dwelling units to 44 total .
The Petitioner will be prepared to present its plans
at the September 27, 2006 Board of Appeal meeting.
Very truly yours,
North River Canal, LLC
By its Attorney,
U4�C7;r
,J eph CCorren
JCC: dl
Enclosures
Page 1 of 1
Kathleen Winn
From: OKeefe Joseph Ctr 66 MSG/CEKV[Joseph.OKeefe.ctr@hanscom.af.mil]
Sent: Thursday, March 02, 2006 9:51 AM
To: KWinn@Salem.com
Cc: pcprey@aol.com
Subject: 28 Goodhue Street(Ward 6)
Kathleen: As I just outlined to you, I would support an application from the owner of the property at 28
Goodhue Street for a variance from the recently adopted North River Canal Zoning District from the
Salem Board of Appeal for relief from the 3,500 square feet for a condo. R Joe O'Keefe, Councillor
Ward 7.
Joseph A. O'Keefe, P.E.
66 MSG/CEKV
72 Dow St.
Hanscom AFB MA 01731-1910
Com. 781-377-4745 DSN 478-4745
Fax 781-377-8151 DSN 478-8151
3/2/2006
aslerlt, �tss >Cixse#fs
€to (Offrre of the (tlitg (6uunrit
COUNCILLORS-AT-LARGE JEAN M. PELLETIER WARD COUNCILLORS
PRESIDENT
2006 2006
MICHAEL BENGAL CHERYL A. LAPOINTE LUCY CORCHADO
THOMAS H. FUREY CITY CLERK MICHAEL SOSNOWSKI
JOAN B. LOVELY JEAN M. PELLETIER
ARTHUR C. SARGENT III LEONARD F.O'LEARY
MATTHEW A. VENO
PAULC. PREVEY
April 3, 2006 - - JOSEPH A.O'KEEFE, SR.
Ms. Nina V. Cohen, Chair
SalemBoard
i20 siiiilgt n Street
SALEM MA 01970-3523
Re: Variance Application
North River Canal LLC
28 Goodhue Street(Blubber Hollow)
Members of the Board:
North River Canal LLC, owner of property at 28 Goodhue Street, is before the Board
seeking zoning relief to allow the construction of a new mixed-use building in the North
River Canal Corridor District (NRCC District). The owner proposes a mixed-use,
containing both commercial/retail uses on the first floor and housing on the upper floors.
The owner is requesting a variance from the zoning ordinance to allow 1,468 '/2 square
feet per dwelling unit rather than the district zoning requirement of 3,500 square feet per
unit.
I understand all of the density requirements of the NRCC District would be met, with
the exception of the minimum lot area per dwelling unit of 3,500 square feet. When the
NRCC District plan was proposed for adoption by the City Council last fall I was
opposed to the zoning requirement `Section 7-21(k)Minimum lot area per dwelling unit
3,500 square feel'. I did riot believe a minimum lot area per dwelling unit of 3,500
square feet was a reasonable density requirement then or now. I eventually voted in
opposition to the NRCC District for this reason and several other valid concerns which
we not properly addressed in that zoning ordinance.
In his book 'City Comforts' author David Sucher notes 'cities should be made more
civilized and built to human scale where people can walk and there is sense of community
where buildings are built to sidewalks (property line); where fronts of buildings are
permeable (no blank walls) and where parking lots are prohibited in front of the
building'.'He further notes there 'should be a relationship of a building to its
surroundings, rather than to the buildings height and style'. I believe the project
proposed by North River Canal LLC will help create a new neighborhood in the Goodhue
SALEM CITY HALL • 93 WASHINGTON STREET • SALEM, MA 01970-3592 •.WWW.SALEM000NCIL.COM
v. ♦ 2
Street area which was ravaged by the conflagration of June 25, 1914 and started in this
area of Salem then known as Blubber Hollow.
My most salient point about this project is the concept of devoting 10% of the housing
units as affordable, which would potentially help Salem resident's purchase their first
home and help Salem remain above the 10%threshold for a M.G.L. Chapter 40B project.
I wholeheartedly support the North River Canal LLC variance for the property at 28
Goodhue Street.
Incerely,
e A. O'Ke fe Sr (/
uncillor Ward 7
p/c Member:
Bonnie L. Belair
Robin I. Stem
Richard E. Dionne
Nicholas P. Helides
Edward M. Moriarty Jr.
Stephen A. Pinto
Councillor Paul C. Prevey
SALEM DPCD
Cnif� of $a1rin, Anssar4usrffs
r
; - s Offtrr of fllr (ififg &Tunrif
"e ulfg all
COUNCILLORS-AT-LARGE JEAN M. PELLETIER WARD COUNCILLORS
PRESIDENT
2006 2006
MICHAEL BENCAL CHERYL A. LAPOINTE LUCY CORCHADO
THOMAS H. FUREY CITY CLERK MICHAEL SOSNOWSKI
JOAN B. LOVELY JEAN M. PELLETIER
ARTHUR C. SARGENT III LEONARD F. O'LEARY
MATTHEW A. VENO
PAUL C. PREVEY
JOSEPH A. O'KEEFE, SR.
18 April, 2006
Nina Cohen, Chairwoman
Zoning Board of Appeals
Salem, Ma.
Ms. Cohen and members of the Board
You will soon be asked to consider an appeal of the zoning laws for a proposed
development at 28 Goodhue St.
Current zoning allows only 23 units with an "affordable housing bonus"of UP to 25 %.
That total would be 29 units if all 25 %were allowed.
The developer originally asked for 54 residential units and 6 retail units then downsized
the request to 44 plus 6 retail.
I am totally OPPOSED to this proposal. I will explain.
I fust started going to the North River Canal Corridor(NRCC)meetings in early 2003,
shortly after they started meeting. As such I am one of the only councilors that attended
most of the meetings. Being there was important because you hear the arguments for and
against each and every detail. You understand not just the written word but the intent
behind the details. Every component had consideration for History, Density, Architecture,
Infrastructure, traffic and neighborhood impact. It is an EXCELLENT document.
I know for a fact that the group originally had 20 representatives many of which were
residents and business owners in the district itself. Some were architects and engineers
some were just average concerned citizens. One business owner when pressed for time
asked if he should attend the meetings and was told" don't worry about anything, It will
never go anywhere"this was said by the representative of the city planning department.
Makes you wonder. Draw your own conclusions. I have mine.
SALEM CITY HALL • 93 WASHINGTON STREET • SALEM, MA 01970-3592 • WWW.SALEMCOUNCIL.COM
Offire of flle (difu (founril
&V Pall
COUNCILLORS-AT-LARGE JEAN M. PELLETIER WARD COUNCILLORS
PRESIDENT
2006 2006
MICHAEL BENCAL CHERYLA. LAPOINTE LUCY CORCHADO
THOMAS H. FUREY CITY CLERK MICHAEL SOSNOWSKI
JOAN B. LOVELY JEAN M. PELLETIER
ARTHUR C. SARGENT III LEONARD F. O'LEARY
MATTHEW A. VENO
PAULC. PREVEY
JOSEPH A. O'KEEFE, SR.
In spite of the hidden roadblocks this NRCC working group prevailed. Not only did they
prevail,the final document received an award by the state for their efforts. One that any
community would be proud of. One that set the standard for others to follow. One that we
should follow.
The various laws were well thought out and debated in sometimes heated discussions.
The end result was a set of guidelines that reflect what the core citizens of Salem want to
see happen in this city we all love. Guidelines every one expects to be pushed but not
trampled. Guidelines for the common good of all of Salem and not some hidden agenda.
This current proposal more that tramples the laws.
I would suggest we keep in mind;
1, When the property was first purchased it had `0"allowance for any residential
development.
2, It has been said that we made last minute changes removing density is not at all
accurate in fact the density proposal was only introduced at the last minute to THE
COUNCIL and not THE WORKING GROUP and was never part of the original
discussions of the working group at all. There are indications that it was a representative
of a developer that tried to include those changes at the last minute.
3, If we disrespect the 3 years work of the NRCC working group we better not bother to
ask for any other groups to form to help this city in any capacity. I was there, they are a
great group of people working for the benefit of all of Salem.
4, There are some residents that say this would improve the area because anything is
better than what they currently look at. I would ask that the residents that spoke in favor
of the Water street development be asked again. They also said something is better that
the eyesore they were used to looking at. Ask them now if they still feel the same way.
They do not.
SALEM CITY HALL • 93 WASHINGTON STREET • SALEM, MA 01970-3592 • WWW.SALEMCOUNCIL.COM
° Ulfv of '$afrm, 'fflttssarhusdfs
Of rr of fl{c 611 Council
('lift Pull
COUNCILLORS-AT-LARGE JEAN M. PELLETIER WARD COUNCILLORS
PRESIDENT
2006 2006
MICHAEL BENCAL CHERYL A. LAPOINTE LUCY CORCHADO
THOMAS H. FUREY CITY CLERK MICHAEL SOSNOWSKI
JOAN B. LOVELY JEAN M. PELLETIER
ARTHUR C.SARGENT III LEONARD F. O'LEARY
MATTHEW A.VENO
PAUL C. PREVEY
JOSEPH A.O'KEEFE, SR.
5, Take note that there are very few if any Salem Residents that ever make these
proposals. Almost always it is a developer that lives someplace other than Salem and is
only interested in how much money they can make at our sacrifice.
6, I like everyone else want to see our empty areas developed. Development is inevitable
We need responsible development but let us not change our character in the process.
7, Rules, zoning ordinances, are the only tool we have to protect ourselves. Let us obey
them.
8, Any action allowing more than what is allowed by law sets a precedent for others to
also abuse.
9, The everyday common citizens are becoming more and more vocal about their
neighborhoods. Over 100 neighbors signed a petition to protect another development that
has not come before you yet. Maybe they are tired of the boundaries being stretched
beyond recognition and are staring to fight back to protect that which they have known
for decades before it all disappears. I hear their message loud and clear. They are not so
silent anymore. Other councilors hear them also.
I ask for your help and Thank you for you time.
Mike Sosnowski
Ward Two Councillor
!7 Collins Street
Salem, Ma. 01970
978-745-6182
SALEM CITY HALL • 93 WASHINGTON STREET • SALEM, MA 01970-3592 • WWW.SALEM000NCIL.COM
I� 14
LEGEND
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7
ZONING CHARACTERISTICS
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ql NORTH RIVER CANAL CORRIDOR RELIEF
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r-k ,_. r7 {- PFAT'ERR LB6 t fl Y rew BlDaBxrsRW°y�'"Fz
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6ZOO
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reN wa
ES
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..�_.nk._.vx. ...�.
_Z4.-C wa..� ud,i ....v_ _rGOODHUE ,n,�4,•••;_
LOT WIDTH 60'MIN GTEATER iNAN 190'
_ -Sk
FRONT SETBACK NONE VARIES:Y-4-TOO'-6'
SIDE SETBACK I NONE 511t
REAR SETBACK NONE GREATER THAN 100'
MAX.BUILDING HEIGHT S0'NAB( S0'
FENCE HEIGHT wMAX NO FENCRY.
BUFFER AREA(FARCING) YES AS REWIRED
mM tlah
OPEN SPACE 10%.1,930 SF 9000• —
FeEruv/9,IDN
NO.OF DWELLING UNITS UNDER 5ECTION 1-11(K) U
MIRLOTAREA/DWELLINGUNIT 35605E/Dll I E%THAN 35005FOL YES maT
MAX NO.GF DIVELLING(NITS 23 DU 154 fDL. ae1- J
Alrordable UrIu Allow 35%ii w.s ADD 6 UNITS.3S DL. / �l 54 DV, •0
LEGEND
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d ,�. MAX LE%THAM 70t
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MAX NO.OF DWELLING UNITS 123 DL 54 DU.
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