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LEGAL NOT
CITY OF SALT;
ZONINLifSOAFO OF
APPEALS
5
978-619-M5
r Will hold a public
,hearing for all persons `
interested in the petition
of SHALLOP LANDING
tAT COLLINS COVE
PARTNERSHIP, LLC
requesting variances
from minimum lot area,'
lot width,.depth of front
yard,widih of side yard,
and depth of rear yard to
construct fifteen single:i
family residences on
land between SZETELA#
LANE and FORT�
AVENUE (Assessor's
Map 41, Parcels 235,:
236,243,244,246,and
274)(R-2).
I
Said hearing will be
held on Wednesday,'
September 17, 2008 at.
6:30 PM, in Room 313'
3rd floor of 120 Washing
{ ton Street.
Robin Stein
Chair
SN—9/3,9/10/08—'�
�onoiTe QTY OF SALEM
DEPARTMENT OF PLANNING AND
COMmuNiTYDEVELOPMENT
KIMBERLEYDRISGOLL
MAYOR 120 WAswNGTON STREET♦SALEM,MASSAOiUSETrs 01970
TEL-978-619-5685 ♦F&x:978.740-0404 �
LYNN GooMN DuNcAN,AIC'
DrRECroR � o
0
c-7
October 5, 2009
m` D
John R. Keilty, Counselor at Law
40 Lowell Street N
Peabody, MA 01960
Re: Request for extension of Szetela Lane Variances
Dear Attorney Keilty:
At its meeting on September 16, 2009,the Salem Zoning Board of Appeals discussed the
request of Shallop Landing at Collins Cove Partnership, LLC to extend the Variances granted by
the Board on September 24, 2008 and filed with the City Clerk on October 8, 2008, for a period
of six (6)months to April 8, 2010.
The Board understands Shallop Landing at Collins Cove Partnership, LLC intends to go
forward with the project, though additional time is needed to resolve issues related to an SESD
sewer pipe on the property, and to finish acquiring the necessary land.
The Board decided by a unanimous vote to approve the extension requests making the
Variances valid through April 8, 2010. A previous letter filed on September 24, 2009 with the
City Clerk indicated that the Board extended the Variances through April 8, 2009; however, this
was my Scrivener's error. The correct extension date is through April 8, 2010.
Sincerely,
Danielle McKnight
Staff Planner
Cc: Cheryl LaPointe, City Clerk
CITY OF SALEM
DEPARTMENT OF PLANNING AND
COMMUNITY DEVELOPMENT
aM,NR " 2009 SEP 2U P 3: 01
KIMBERLEYDRISOOLL
MAYOR 120 WAsFuNGmN STREET♦SALE, Mnssna-RiSE1=�Oi970
Lrnm GooMN DLNC:AIJ,AIQ' 'ftL-978-619-5685 FAx:OVYW64D4i;. SALEM, WASS. -
DiREcroR
September 24, 2009
John R. Keilty, Counselor at Law
40 Lowell Street
Peabody, MA 01960
Re: Request for extension of Szetela Lane Variances
Dear Attorney Keilty:
At its meeting on September 16, 2009, the Salem Zoning Board of Appeals discussed the
request of Shallop Landing at Collins Cove Partnership, LLC to extend the Variances granted by
the Board on September 24, 2008 and filed with the City Clerk on October 8, 2008, for a period
of six (6)months to April 8, 2009.
The Board understands Shallop Landing at Collins Cove Partnership, LLC intends to go
forward with the project, though additional time is needed to resolve issues related to an SESD
sewer pipe on the property, and to finish acquiring the necessary land.
The Board decided by a unanimous vote to approve the extension requests making the
Variances valid through April 8, 2009.
Sincerely,
Danielle McKnight
Staff Planner
Cc: Cheryl LaPointe, City Clerk
4 `?
3 CITY OF SALEM
a
DEPARTMENT OF PLANNING AND
KL\tBERLEYDRISCOLL COMMUNITY DEVELOPMENT j008 Ori
MAYOR 8 A 9�
120 WASHINGTON STREET ♦ SALEM,MASSACHUSETTS 019 7-101
} h
LYNN GoOMNDUNGaN,AICD TEL: 978-619-5685♦ FAX: 978-740-040W7YCLF_41;. StiL M.M.QS
DIRECTOR l
September 24, 2008 200I8I1I1I1700I48I7�IIBUBO
I5I5I IIP9:89
p 11/17/2009 03:04 VAR P9 1/5
Decision
Petition of SHALLOP LANDING AT COLLINS COVE PARTNERSHIP,LLC
requesting variances from minimum lot area,lot width,depth of front yard,width
of side yard,and depth of rear yard to construct fifteen single family residences on
land between SZETELA LANE and FORT AVENUE,Salem.
City of Salem Zoning Board of Appeals
A public hearing on the above petition was opened on September 17,2008 pursuant to
Massachusetts General Law Ch. 40A, Sec. 11. The following Zoning Board members
were present: Richard Dionne,Annie Harris,Elizabeth Debski,Annie Harris,and James
Tsisinos.
The petitioner, Shallop Landing At Collins Cove Partnership,LLC. sought variances from
minimum lot area,lot width,depth of front yard,width of side yard and depth of rear yard to
construct fifteen(15)single family residences on land between Szetela Lane and Fort Avenue,
Salem in the Residential Two Family(R-2)zoning district.
The Board of Appeals,after careful consideration of the evidence presented at the public
hearing,and after thorough review of the Petition submitted,makes the following
findings of fact:
1. Petitioner responded to an RFP issued by the City of Salem for the
aforementioned parcel of land owned by the City.
2. The site consists of approximately 2.4 acres and is currently vacant and
undeveloped.
3. The petitioner was requesting dimensional relief from the Zoning Ordinance,
which would result in the creation of fifteen(15) single family house lots.
4. Thirteen of the lots would have access to Szetela Lane by way of a creation of
a private way. The remaining two lots would have direct access on Fort
Avenue.
5. These parcels are located in Two Family(R-2)Residential Zone.
6. Pursuant to the Salem ZoningOrdinance,a Two Family Residential Zone in
Salem requires a minimum lot area of 15,000 square feet, a minimum lot area
per dwelling of 7,500 square feet,and a minimum of 100 feet of frontage.See
Salem Zoning Ordinance,Article VI.
7. The RFP issued by the City of Salem notes that due to the unique shape of the
parcel that the Administration would be supportive of modest variances that
would result in the development of between ten(10) and fifteen(15)dwelling
units.
8. The parcel is on contaminated soil,due to decades of industrial use on the
property. Removal of such waste is uneconomical as determined by the
Massachusetts Department of Environmental Protection and allows the
Petitioner to cap the parcel with between two(2)and three(3)feet of soil.
9. Several members of the public spoke in opposition to the petition, due to the
density of the project,drainage concerns,and potential impacts to existing
ocean views.
10. Letter introduced from Ms. Amity VanDoren,resident of 1 Essex St, Salem,
favoring her support for the petition,because of the developer's community
involvement and it would solve some much needed problems in that area.
On the basis of the above findings of fact,including all evidence presented at the public
hearing,including,but not limited to,the Petition the Zoning Board of Appeals concludes
as follows:
1. The petitioner's request from minimum lot area,lot width,depth of front yard,
width of side yard, and depth of rear yard does not constitute substantial
detriment to the public good and will not negatively impact the public's
safety.
2. The requested variances do not nullify or substantially derogate from the
intent or purpose of the zoning ordinance.
3. A literal enforcement of the zoning ordinance would create a substantial
hardship to the petitioner.
4. 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, four(4)in favor
(Debski,Harris,Dionne,Tsisinos)and one(1)opposed(Belair)to grant the variances
JF .'
from minimum lot area, lot width,depth of front yard, width of side yard, and depth of
rear yard, 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.
5. A Certificate of Occupancy is to be obtained.
6. Petitioner shall obtain numbering from the City of Salem Assessor's Office
and Shall display said number so as to be visible from the street.
7. Petitioner is to obtain approval from any City Board or Commission having
jurisdiction including,but not limited to,the Planning Board
8. That the City Engineer shall review and approve the drainage plans.
izabe ebski
Salem 5ning 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 that
20 days have elapsed and no appeal has been filed,or that,if such appeal has been filed,that it has been
dismissed or denied and is recorded in the South Essex Registry of Deeds and indexed under the name of
the owner of record or is recorded and noted on the owner's Certificate of Title.
Date Nov 13 2008
I hereby certify that 20 days have expired
frorn the d.atp 'his instrument was received,
and that NO , gas been filed in this
office.
A True COpyl�_
ATTEST:,C1
7
October 22, 2008
City Clerks Office Salem Mass. Appeals
City Clerk—Massachusetts General Laws,40A Section 9-15, Section 17 OCT 22 A 10'
Shallop Landing at Collins Cove Partnership,LLC
Appeals: Correction to the draft of the meeting on 9/17/08 at 6:30PM FILE fl
CITY CLERK.SALEM.M
did not pull out
2 Webb Street did not oppose the development; I
Raymond Page,of 4 eb ppP
measuring tape to demonstrate the depth of three feet. Francis Page of 28 Webb Street
did this.
BUT
1. I am not opposed to the development of Szetela Lane properties as long as it has no
Negative impact on my properties of 22 & 24. Webb Street.
2. The Zone Board was concerned about only 9 feet between houses,but allowed
zoning changes of rear yards. Please take into consideration that their property line is an
estimated. 7 feet+from the rear foundation of 22 Webb street.
3. I am concerned about a three-foot cap that will remove our water view.
4. 1 would like to be reassured that the standing water would not come onto my
properties of 22 &24 Webb St.
5. 1 would like to be assured that upon the start of construction that traps are in place to
trap the animals that have made this land their home for years, raccoons, skunks,rats,
mice,snakes, foxes so I do not have them trying to make a new home in my back yard.
6. I was told at many meetings that there would be privacy fence separating Mr.
Luster's property from mine, on 22& 24 Webb,there was no mention of this, by Mr.
Luster, at the meeting on 9/17/08.
Sincerely Yours,
Raymond R. Page
24 Webb Street
Salem Mass,01970
978 744 4845
Petition of. Shallop Landing at Collins cove partnership, LLC
Location: land between Szetela Lane and Fort Avenue (Assessor's Map 41,'parcels
Z35,236, 243, 244, 246, and 274) (R-2)
Rcquest: Variances
Description: Request for variances from minimum lot area, lot width, depth of front
yard,width of side yard, and depth of rear yard for the construction of fifteen single
residences.
Decision: Approved - Filed with City Clerk October 8, 2008
This notice is being rent in compliance with the Massachuretts General Laws, Chapter 40A,
Sections 9 & 15 and does not require action by the recipient. Appeals, ifany, shall be made
pursuant to Chapter 40A, Section 17, and shall be filed within 20 days from the date which.the
decision wasfiled with the City Clem
l
ZONING BQARD�OF APPFAL
PEnnQQQN FCMM
conmrT " ` CITY OF SALEM,MASSACHUSETTS
ZONING BOARD OF APPEAL
rn. W
120 WASHINGTON STEET,3s-n FLOOR rr- ..�
SALEM,MASSACHUSETTS 01970
95 N
Amy Lash,Staff Planner Thomas SL Pierre,Building Inspector 3
W MtN6
t.978-619-5685/£ 978-740-0404 t.978-619-5641/f. 978-740-9846 c
to
TO THE BOARD OF APPEAL:
The Undersigned represent that he/she is/are the owners of a certain parcel of land located at:
Address: 3 Fort Avenue Zoning District: R-2
An application is being submitted to the Board of Appeal for the following reason(s): This statement must
describe what you propose to build, the dimensions, the zone property is in, and the zoning requirements. Example:
I am proposing to construct a 10'x 10'one story addition to my home.located at 3 Salem Lane, in the R-2 Zoning
District. The Zoning Ordinance requires the minimum depth of the rear yard to be 30 feet. The current depth of my
rear yard is 32 feet; the proposed addition would reduce the depth of the rear yard to 22 feet.
See Statement attached hereto.
For this reason I am requesting:
(.)Variance(s)from provisions of Section VI 6-4 of the Zoning Ordinance, specifically from
Table I -see attached request (i.e. minimum depth of rear yard).
What is allowed is See attached (ft?sq ft?stories? %?), and what I
am proposing is See attached (ft?sq ft?stories?%?).
( )A Special Permit under Section of the Zoning Ordinance in order to Not Applicable
( )Appeal of the Decision of the Building Inspector(described below):
Not Applicable
The Current Use of the Property Is: Are the lot dimensions included on the plan?
(example: Two Family Home) Open Land (.)Yes O No n/a because
The Undersigned hereby petitions the Board of Appeal to vary the terms of the Salem Zoning Ordinance and allow
the project to be constructed as per the plans submitted,as the enforcement of said Zoning By-Laws would involve
practical difficulty or unnecessary hardship to the Undersigned and relief may be granted without substantially
derogating from the intent and purpose of the Zoning Ordinance.
ZONING BOARD OF APPEAL
PETITION FORM
The following written statement has been submitted with this application:
(+)For all Variance requests a written Statement of Hardship demonstrating the following must be attached:
a) Special conditions and circumstances that especially affect the land,building,or structure involved,
generally not affecting other lands,buildings, and structures in the same district;
b) Literal enforcement of the provisions of the Ordinance would involved substantial hardship to the
applicant;and
c) Desirable relief may be granted without substantial detriment to the public good,and without nullifying or
substantially derogating from the intent of the district or the purpose of the ordinance.
( )For all Special Permit requests a Statement of Grounds must be attached. An application for a special permit for
a nonconforming use or structure shall include a statement demonstrating how the proposed change shall not be
substantially more detrimental than the existing nonconforming use to the neighborhood in accordance with Art.V,
§ 5-3. Such a statement should include reference to the following criteria:
a) Social,economic,or community needs served by the proposal;
b) Traffic flow and safety,including parking and loading;
c) Adequacy of utilities and other public services;
d) Impacts on the natural environment,including drainage;
e) Neighborhood character;and
.f) Potential fiscal impact, including impact on City tax base and employment. -
Previous applications to the Board of Appeals involving this property have been submitted with this petition
form. The Building Commissioner can provide documentation ofprevious applications to the petitioner or his
representative.
Ifdfferew than petitioner:
Petitioner: Shallop Landing @ Collins J7 Property Owner: City of Salem, et al
Address: 209 Essex St., Salem, MA Address: 93 Washington St., Salem, MA et al
Telephone, e/o John R. Keilty, Esq. Telephone: c/o Ally. Keilty(978)531-7900
Si .ture l Signature(Attached consent letter is also acceptable)
Date Date
If different than petitioner:
A TRUE Representative: John R. Keilty, Esquire
ATTEST
Address: 40 Lowell St., Peabody, MA
Telephone: (978) 531-7900
v9dl
Si at 're
August 5, 200
Date
DATE SUBMITTED TO
BOARD OF APPEALS:
CITY CLERK
This original application must be filed with the City Clerk.
A
Attachment A to Zoning Board of Appeals Petition Form
Address: 3 Fort Avenue
Zoning District: R-2
Required Min. Proposed Min. Required Proposed Required Min. Proposed Min. Required Min. Proposed Min. Required Min. Proposed Min.
Lot Area Lot Area Lot Width Lot Width Front Yard Front Yard Side Yard Side Yard Rear Yard Rear Yard
Lot 1 15,000 s.f 4,285 s.f 100 ft. 37.72 ft. 15 ft. 12 ft. 10 ft. 6 ft. 30 ft. 11 ft.
Lot 2 15,000 s.f 3,750 s.f 100 ft. 0 ft. 15 ft. 10 ft. 5 ft. 30 ft. 12 ft.
Lot 3 15,000 s.f. 3,750 s.f. 100 ft. 0 ft. 15 ft. 10 ft. 5 ft. 30 ft. 12 ft.
Lot 4 15,000 s.f. 3,767 s.f. 100 ft. 0 ft. 15 ft. 10 ft. 5 ft. 30 ft. 12 ft.
Lot 5 15,000 s.f. 4,794 s.f. 100 ft. 0 ft. 15 ft. 10 ft. 6 ft. 30 ft. 15 ft.
Lot 6 15,000 s.f 7,670 s.f. 100 ft. 0 ft. 15 ft. 10 ft. 7 ft. 30 ft. 28 ft.
Lot 7 15,000 s.f. 4,389 s.f. 100 ft. 0 ft. 15 ft. 10 ft. 7 ft. 30 ft. 9 ft.
Lot 8 15,000 s.f 9,127 s.f. 100 ft. 0 ft. 15 ft. 10 ft. 6 ft. 30 ft. 27 ft.
Lot 9 15,000 s.f. 8,507 s.f. 100 ft. 0 ft. 15 ft. 18 ft. 10 ft. 7 ft. 30 ft. 14 ft.
Lot 10 15,000 s.f. 6,210 s.f 100 ft. 0 ft. 15 ft. 18 ft. 10 ft. 6 ft. 30 ft. 10 ft.
Lot 11 15,000 s.f. 4,239 s.f. 100 ft. 58 ft. 15 ft. 10 ft. 6 ft. 30 ft. 12 ft.
Lot 12 15,000 s.f. 3,750 s.f. 100 ft. 50 ft. 15 ft. 10 ft. 3 ft. 30 ft. 12 ft.
Lot 13 15,000 s.f. 4,330 s.f 100 ft. 51 ft. 15 ft. 18 ft. 10 ft. 6 ft. 30 ft. 10ft.
Lot 14 15,000 s.f 4,551 s.f. 100 ft. 70 ft. 15 ft. 15 ft. 10 ft. 5 ft. 30 ft. 15 ft.
Lot 15 15,000 s.f. 5,133 s.f. 100 ft. 55 ft. 15 ft. 15 ft. 10 ft. 11 ft. 30 ft. 14 ft.
r
i
Attachment to Application for Variance
Applicant: Shallop Landing @ Collins Cove Partnership,LLC
Property Address: 3 Fort Avenue, Salem, MA
The applicant responded to an RFP advanced by the City of Salem for certain land owned
by the City which included a small parcel of land subsequently determined to be owned
by a third party.
The applicant has successfully negotiated a sale price with the third party and the owner
of a third parcel, the acquisition of which allows the development of the village style
single family home complex.
The applicant is faced with significant cleanup costs which are the result of the historic
use of the property.
The applicant is requesting dimensional relief which would result in the creation of single
family house lots on a private way to be developed in a village style manner.
August 27, 2008
City of Salem
Zoning Board of Appeal
120 Washington Street
Salem, MA 01970
Ladies and Gentlemen of the Zoning Board,
We are pleased to transmit our proposal for the development of Shallop Landing at
Collins Cove.
We believe that this plan represents a wonderful opportunity to place this long-
underutilized and blighted former industrial site back into productive use as a Sea-Side
Village that will be a welcome addition to this part of Salem's historic waterfront.
Having completed a successful adaptive reuse of the former Salem Police Station into 14
residential condominiums we are anxious to do our best to mirror that unqualified success
at this site.
We thank you in advance for your consideration of our proposal and we are anxious to
meet with you to present our plan and its required zoning variances in greater detail.
Sincerely,
Philip Singleton William Luster
Shallop Landing @ Collins Cove Shallop Landing @ Collins Cove
Proposal Description
In earlier Salem, Collins Cove was referred to as Shallop Cove due to its role in the
production of shallow-hulled "Shallop" boats that were typically used as both day-fishers,
and, as vessels that were used to convey people and information between the many larger
vessels that were moored in Salem Harbor.
M UJ
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y
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s n�
Our development, Shallop Landing at Collins Cove, will be an exclusive complex of
single-family homes that will overlook this part of Salem's historic waterfront.
The site will be oriented towards Collins Cove to take advantage of the commanding
panoramic view of the historic Cove. Our site plan maximizes this view in order to attain
sales prices that allow us to meet the significant minimum bid price that the City has
placed on the property. Attention must also be paid to the fact that the site will have a
registered Activities and Use Limitation placed on it be the Department of Environmental
Protection (DEP).
As mentioned above, Shallop Landing will be comprised of 15 residential units. We have
designed a housing unit that will attract both empty-nesters and first-time homebuyers,
while also allowing abutters to maintain their views above and through our development.
Our site plan shows access on Szetela Lane for thirteen(13) of the homes and at Fort
Avenue for two (2) of the homes.
Our team spent considerable time meeting with neighbors to arrive at a plan that meets
some level of consensus.
We were very interested in the input of both the City and the neighborhood during our
public process and we have made a number of changes and concessions through this
public process. They are as follows:
1. Eliminate H&H Storage Area—There has existed at this site for many years, a
storage area for H&H Propeller. This storage area has stored trailers,
automobiles, industrial equipment and most recently, lobster traps. This storage
area was the single-most commented upon issue and was of absolute primary
concern to area residents. In fact, at an early neighborhood meeting the abutters
agreed (not unanimously, but certainly overwhelmingly), that they would support
an additional (16th) unit if it would make elimination of the storage area more
attainable. While this sixteenth unit was important to us, due to site
considerations we chose to undertake the land swap, remove the storage area and
create a parking area for H&H Propeller, without taking advantage of the 16th
unit. We will do this by purchasing from H&H Propeller their storage area,
making it part of our development, and providing H&H Propeller with a parking
area(shown on our plan as Parcel B) with approximately twenty (20) parking
spaces for their employees, customers and small-sized vans.
2. Resolve H&H Parking Issues—Currently neighbors and H&H employees rely .
on the small, city owned parking area(adjacent to #1 Essex Street) for parking.
While there is typically no real conflict, area residents mentioned that during the
winter season and particularly during snow removal parking bans, there is need to
keep the H&H employee parking off the street. The parking area that we are
proposing to build and deed to H&H Propeller (by fee or by easement) will
eliminate this recurring problem.
3. Protect Views— We have agreed to a height for homes that is consistent with the
R-2 zoning that is currently in place. The homes that we are proposing range
from 1.5 —2 stories in height. In fact, the homes are substantially less then what
is allowed in the R-2 Zoning district and are shorter than most of the homes that
abut the western boundary (Webb Street homes).
4. Abandonment of mid-rise plan—We agreed to abandon a plan to build a single,
mid-rise building that met all of the R-2 dimensional requirements. While this
plan would have more appropriate for a site with an environmental capping
system (because it eliminated individual lots and backyards and left much of the
site paved for parking) it was roundly panned by the neighbors and we
immediately abandoned it.
5. Remove Neighborhood parking lot—At one point we had included in our plan a
neighborhood and visitor parking area. This was in addition to the H&H Propeller
parking area that remains in our proposal. The neighbors were adamantly
opposed to this idea and we removed it from our proposal.
6. Provide a 5-10 foot strip to abutters at#1 Essex Street and beyond — We were
approached by a neighbor whose home is within three feet of the property line
that they share with us. They requested that we provide them a strip of land. We
f
have shown this strip (approximately 7')between the H&H parking area and#1
Essex Street. We have agreed to provide this area as long as provision of this
strip does not detrimentally affect our permitting process. We will continue this
5-7 foot strip along that entire boundary if it does not adversely affect our
permitting process.
7. Move Buildings away from east property line—At our most recent meeting we
were requested to move two houses away from the property line and we did so.
8. Withdrawal of proposal for Federal Street homes—At one point in the process
we proposed moving the three (3) Federal Street homes that were being offered
by the Commonwealth, to Fort Avenue. The neighbors were adamantly opposed
to this idea and we immediately withdrew our proposal.
9. Add visitor parking—At our most recent meeting we were asked to add some
visitor parking into the interior of the development. We moved a home and added
two parking spaces inside the drive area for visitors.
Further Project Description -
As you can see, each unit will have a two-car garage and a two-car driveway.
As our site plan indicates, the units will be approximately 1300 sq ft each and will be
either two-bedroom with a den/office, or a three bedroom unit. We have attached a
building plan.
As you will see from our application, each unit—in addition to including garages and
driveway parking - also has small yards, patios and deck for some private enjoyment.
We are told by our market analysts that this is imperative in this difficult residential
market.
Further, our plan provides for an approximate average of 6573 sq ft of land per dwelling
unit (based on a units vs. land mass calculation) while the average square feet(per
dwelling unit) for the residential abutters is 2548* square feet(per dwelling unit). This
indicates that our proposed density is less than that which has existed in the surrounding
area over the past several decades.
Lot Area per Dwelling Unit:
Neighbors: 2168 square feet per dwelling unit
Our Proposal 6573 square feet per dwelling unit
R-2 Zone 7500 square feet per dwelling unit
R-3 Zone 3500 square feet per dwelling unit
Cousins Street Condo's: 3955 square feet per dwelling unit
13 Cousins Street: 3213 square feet per dwelling unit
*Not including the Senior Housing complex. Using this complex would skew the surrounding
residences to an even lower lot area per dwelling unit.
As you can see, our concept creates a small community that is buffered from the activity
of Fort Avenue and Szetela Lane while also availing the residents with wonderful water
views and comfortable access and egress points.
It is our belief that our site plan shows sensitivity to the neighborhood as it is less dense
than its surroundings, does not over-build the site, provides a wonderful quality of life for
its residents and meets the need for on-site parking.
Listed below are some specific commitments and site amenities:
• There will be garages in each unit.
• We will offer well appointed finishes including granite countertops, wood floors
and quality fixtures and appliances.
• All units will have central air conditioning
• Each unit will have a private area for their own yard.
• Our landscape architect will design to best shield from neighboring residents.
Direct and indirect benefits of our proposal:
• The City of Salem will realize $865,000 from the sale of the property.
• The development will create approximately 30 Full Time Equivalent construction
jobs.
• The development will eliminate a long-blighted and chain-link-fenced parcel.
_ • The development will enhance of residential property values in the neighborhood.
• The development will close out an open environmental issue by completing the
close out with installation of a capping system at the site.
• The development will generate approximately $70,000 in property tax revenue.
Project Fact Sheet
for
Shallop Landing at Collins Cove
A Seaside Community
Number of Units: 15
Design Concept: A seaside village comprised of fifteen(15), small, single-family homes
designed to accommodate the"empty-nester" market. Master bedroom on first level,
indoor parking for one car, garage storage, patios and decks, luxury appointments will
attract Salem buyers desirous of living ocean-side in the Salem Willows area.
Type of Units: Small, single-family homes
Zoning District: R-2
Lot Size-Lot Area per Dwelling Unit:
Neighbors: 2168 square feet per dwelling unit
Our Proposal 6573 square feet per dwelling unit
R-2 Zone 7500 square feet per dwelling unit
R-3 Zone 3500 square feet per dwelling unit
Cousins Street Condominiums: 3955 square feet per dwelling unit
13 Cousins Street 3213 square feet per dwelling unit
Neighborhood Review Process:
Mayor Kim Driscoll and Ward 1 Councilors Lucy Corchado and Robert McCarthy
required that we undertake a neighborhood review process that took several months and
included a significant number of neighborhood meetings. The process was coordinated
by the Mayor's Office with regular attendance by Councilors Corchado and Mccarthy.
Our development team consists of the following:
Legal Counsel: Attorney John R. Keilty, Law Offices of John R. Keilty
Developer: Shallop Landing at Collins Cove Partnership LLC,
Civil Engineer and Surveyor: Christopher R. Mello, Eastern Land Survey Associates, Inc.
Real Estate Broker: TBD
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SEP 1 6 2008
Frederick W Haigis and Amity M VanDoren DEPT, OF PLANNING&
1 Essex Street COW"RTY DEVEI.CPWN7
Salem, MA 01970
August 26, 2008
City of Salem
Zoning Board of Appeals
120 Washington Street, 3`tl Floor
Salem, MA 01970
Dear Members of the Board:
We are writing in support of the petition submitted for Shallop Landing at Collins Cove. As an
immediate abutter,we have lived next to this blighted site for the past three years. We are delighted to
see this key parcel reclaimed and integrated in to the neighborhood.
The variances sought will ensure that this development is consistent with the best of it surroundings.
Specifically, if built in accordance with zoning,the mid-rise block of a building, however well-designed,
would negatively impact views and create an institutional look in this waterfront location.
The developer has done an excellent job taking the time to understand and work creatively with the
issues of the site and its effect on the surrounding area. The resolution of the H&H storage area and the
provision of an upgraded and controlled parking area will go a long way to mitigate issues associated
with this industrial neighbor. Today,we have become the de facto monitors of the unorthodox use of
this area after business hours, and some of it has not been pretty.
As empty nesters ourselves, we can appreciate the value of the design of this project. Particularly
appealing features include:
• Single family ownership structure. Having a small piece of land associated with a dwelling to be
used for private enjoyment is a huge benefit.
• Sense of neighborhood. The design of the project creates a neighborhood within the
development and, because it is low-rise and comprised of free-standing individual units, at an
appropriate density,connecting to the rest of the neighborhood.
• The design features of the units. The opportunities for ground floor living, adequate storage
and room for visitors and a home office are important amenities.
• An easement strip of up to 10' abutting our property will go a long way to minimizing the direct
impact the parking has on our residence.
While we know that there are other issues to be review and resolved through the planning process, such
as site drainage, landscaping and infrastructure requirements,we wholeheartedly support this zoning
variance as an important step to a successful and attractive re-use of the site.
Thank you for your consideration. �a n
t
RECEIVE®
November 26, 2008 DEC 0 1 2008
DEPT. OF PLANNING&
Mr. Puleo:
COWRUR1ITy DEVELOPIFMT
I am very interested in attending the Planning Boards meeting for Szetela Lane I am the
abutter owning the two pieces of property known as 22 & 24 Webb Street. I am going
away from November 29 until December 6`h 2008 and if Mr. Luster is coming before you
with his plans for Szetela Lane on December 4th I would like you to be informed in
advance, of some of my concerns. I will be back in time should he be before you on the
next meeting being December 18, 2008. Thank you.
Raymond'RVage
24 Webb Street
Salem Mass
978 7/44 4845
0
F
October 22, 2008
City Clerks Office Salem Mass. Appeals
City Clerk—Massachusetts General Laws, 40A Section 9-15, Section 17
Shallop Landing at Collins Cove Partnership, LLC
Appeals: Correction to the draft of the meeting on 9/17/08 at 6:30PM
Raymond Page, of 24 Webb Street did not oppose the development; I did not pull out
measuring tape to demonstrate the depth of three feet. Francis Page of 28 Webb Street
did this.
BUT
1. I am not opposed to the development of Szetela Lane properties as long as it has no
Negative impact on my properties of 22 &24. Webb Street.
2. The Zone Board was concerned about only 9 feet between houses, but allowed
zoning changes of rear yards. Please take into consideration that their property line is an
estimated. 7 feet+ from the rear foundation of 22 Webb street.
3. I am concerned about a three-foot cap that will remove our water view.
4. I would like to be reassured that the standing water would not come onto my
properties of 22 &24 Webb St.
5. I would like to be assured that upon the start of construction that traps are in place to
trap the animals that have made this land their home for years, raccoons, skunks, rats,
mice, snakes, foxes so I do not have them trying to make a new home in my back yard.
6. 1 was told at many meetings that there would be privacy fence separating Mr.
Luster's property from mine, on 22 & 24 Webb,there was no mention of this, by Mr.
Luster, at the meeting on 9/17/08.
Sincerely
Raymond R. Page
24 Webb Street
Salem Mass, 01970
978 744 4845
i
RE("411 'IAi� �
SEP 1 6 2008
Frederick W Haigis and Amity M VanDoren DEPT. OF PLANNING&
1 Essex Street COW'_RT'(,EVEL.CvW_ i
Salem, MA 01970
August 26, 2008
City of Salem
Zoning Board of Appeals
120 Washington Street, 3`d Floor
Salem, MA 01970
Dear Members of the Board:
We are writing in support of the petition submitted for Shallop Landing at Collins Cove. Asan
immediate abutter, we have lived next to this blighted site for the past three years. We are delighted to
see this key parcel reclaimed and integrated in to the neighborhood.
The variances sought will ensure that this development is consistent with the best of it surroundings.
Specifically, if built in accordance with zoning,the mid-rise block of a building, however well-designed,
would negatively impact views and create an institutional look in this waterfront location.
The developer has done an excellent job taking the time to understand and work creatively with the
issues of the site and its effect on the surrounding area. The resolution of the H&H storage area and the
provision of an upgraded and controlled parking area will go a long way to mitigate issues associated
with this industrial neighbor. Today,we have become the de facto monitors of the unorthodox use of
this area after business hours, and some of it has not been pretty.
As empty nesters ourselves, we can appreciate the value of the design of this project. Particularly
appealing features include:
• Single family ownership structure. Having a small piece of land associated with a dwelling to be
used for private enjoyment is a huge benefit.
• Sense of neighborhood. The design of the project creates a neighborhood within the
development and, because it is low-rise and comprised of free-standing individual units, at an
appropriate density, connecting to the rest of the neighborhood.
• The design features of the units. The opportunities for ground floor living,adequate storage
and room for visitors and a home office are important amenities.
• An easement strip of up to 10' abutting our property will go a long way to minimizing the direct
impact the parking has on our residence.
While we know that there are other issues to be review and resolved through the planning process, such
as site drainage, landscaping and infrastructure requirements,we wholeheartedly support this zoning
variance as an important step to a successful and attractive re-use of the site.
Thank you for your consideration.
40�ALe_2�
uc/c,icVVO IL;VC rAA Y/Gaal LYIY JMV MILIr. End 18102
,
1 WAYNE H. SCOTT
� - A'rroRNEv AT Lww
'1 50 CONGRESS STREET
Surre 200
HosTON.MAs&Actiuserrs 02109
TELWHONC: (617)742-1535
I!� FFACdATF: (617)2184161
1 August 21,2008
' John R. Keilty, Esq.
40 Lowell Street, Suite 22
Peabody, MA 01960
0 Re: Land off Ave.. SalemAve.. Salem
Dear Mr. Keilty:
1 As you know, I represent David Livingston and Betsy Sheffer,the descendents of
Abraham Livingston,the last record grantee of the roughly trapezoidal parcel of land
shown as"Owner or Owners Unknown"on a plan recorded at the Essex South Registry
of Deeds as Plan 174 of 1980(the"Parcel").
�l.
My clients have reached an agreement in principle to convey their interest in the
A Parcel to Shallop Landing at Collins Cove Partnership,LLC("Shallop Landing").
Accordingly,in the expectation that a mutually satisfactory resolution of the details of it
puaohaw and sale agreement can be reached in the near future,my clients consent to the
inclusion of the Parcel in Shallop Landing's application to the City of Salem Zoning
f' Board of Appeals.
'1 Very truly yours,
A Wayne H. Scott
a
11
h
r
I HEREBY CERTIFY THAT THIS PLAN CONFORMS
TO THE RULES AND REGULATIONS OF THE
\5
ECSB (Fnd) REGISTERS OF DEEDS OF THE COMMONWEALTH
OF MASSACHUSETTS.
>o s>
,5 RECORD OWNER FOR REGISTRY USE ONLY
Os
PARCEL B CITY OF SALEM
81242± S.F.
�JK' s
LOT 13
sR�s .
, 140 4,3301 S.F. < REFERENCES:
x
oP� �u. ASSESSORS MAP 41 PARCELS 235,236.243,244,246 AND 274
A0
PGS
000, 6 ���. \\ so ° PLAN REFERENCES.- PPLAN BOOK 395 LAN BOOK 94 PP1 0
HN
o sem. ZONING DISTRICT IS R-2
��.��' LOT 12 `
•O LOT 9 3 750- S.F. THE SITE IS LOCATED IN FLOOD ZONE B AS EVIDENCED BY
c �c. '� FEMA FIRM 250102 0001B, DATED 8-5- 1985
lop N 87507± S.F.
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sem. ° �1O° \ °O.
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Co
LOT 11 ti Z
LOT 8 N 4,2391 S.F. r,, �.
91127- S.F. 4•� �� oo
1-110
00. °0.
'r
I'. I, CHERYL LAPOINTE, CLERK OF THE CITY OF SALEM, MASS.
HEREBY CERTIFY THAT THE NOTICE OF APPROVAL OF THIS PLAN BY
tiR2� , h a THE SALEM PLANNING BOARD HAS BEEN RECEIVED AND
°s04 v .' 4� 6j ,�, °5,� 9836 RECORDED AT THIS OFFICE AND NO APPEAL WAS RECEIVED DURING
C�53�9.33• ao SZOS� nN� R=15.00 THE NEXT TWENTY DAYS AFTER SUCH RECEIPT AND RECORDING OF
n N01'34'34"W R� �P L=20.58 SAID NOTICE.
3��2 o-7s•38'Ss' CITY CLERK
hry 4S DATE
74.72' doL=58.34 —
I. Rod (Fnd) D �47�•124 01? 5•Y� ,62 2
000� APPROVED UNDER THE SUBDIVISION CONTROL LAW
LOT 15LOT 7 N w SNP Neo
LL] 5,133'- S.F.
Co o 49389' S.F. R=4s.00 °� N0 LOT 1
110 0 5°' 0 a�
4,285± S.F. --- - -
z 250 � LOT 2
g 6 �' (� R�152.54 �o - —
a� 3,750+ S.F.
i d� J� A X2515.
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- - - - - - p58 � i ?9. L=11.62 w0-p97055 N LOT 3 e5 o6 DEFINITIVE SUBDIVISION PLAN
10 81 L�-14'47'43 0
S01'33'34'E 6� i Lo
Q _5_ 65.00• � _ o a� 31750± S.F. The Residences at Shallop Landing
o. r,
LOT 4 SALEM , MASSACHUSETTS
00 LOT 6 3,767* S.F.
N
7,6702 S.F. 3 LOT 5 0 �,. °� z2595 SUBDIVISION PLAN
00 o LOT14 g N � 4,794'- S.F. \ 52�5,•°5E Prepared For Shallop Landing LLC Eastern Land and Survey Assoc., Inc.
w 4,551± S.F. tO N 40 Lowell Street Christopher R. Mello P.L.S.
O � r z w So 0o Peabody, Mo. 01970 104 Lowell St, Peabody, Mass, 01960
(978) 531-8121
Co N
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P �c
I. Pin (Fnd) SINS 0 20 40 60 pNo.31317 O N
00 DATE �N�suR X41
EM DENOTES STC WE BOUND TO BE SET BY OWNER JUNE 5 2008
SPL LWER THE SWERVISION OF A REGISTERED Christoph37317 0
WSSACHUSETTS PROFESSIONAL LAND
ASSESSED TO SHAWMUT MERCHANT BANK SURVEYOR REVISIONS F 14611
SHEET 2 OF 6
l
I HEREBY CERTIFY THAT THIS PLAN CONFORMS
\\ TO THE RULES AND REGULATIONS OF THE
REGISTERS OF DEEDS OF THE COMMONWEALTH
- VG�� OF MASSACHUSETTS.
\.
L E G E N D '
o SMH EXISTING SEWER MANHOLE
o DMH EXISTING DRAIN MANHOLE
EXISTING CATCH BASIN
91
EXISTINGEXISTING HYDRANT '
EXISTING WATER GATE
— 100 — EXISTING CONTOUR
100.00 EXISTING SPOT GRADE �� �` � �
FOR REGISTRY USE ONLY
UTILITY POLE c�iV �q ;� �, GENERAL NOTES
o STREET LAMP
CURB
1 ) THIS PLAN IS THE RESULT OF AN ON THE GROUND FIELD
FENCE SURVEY AND PUBLIC AND PRIVATE PLANS.
RETAINING WALL
• SMH PROPOSED SEWER MANHOLE �' �� Q� �� 2) UTILITIES SHOWN ARE BASED UPON FIELD SURVEY AND
• DMH PROPOSED DRAIN MANHOLE ,A \ RECORD PLANS AND ARE NOT NECESSARILY INDICATIVE OF
■ PROPOSED CATCH BASIN � UNDERGROUND CONDITIONS.
too PROPOSED CONTOUR \;� �` .� � � 3) THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING AND
100x0 PROPOSED SPOT GRADE DETERMINING THE LOCATION, SIZE AND ELEVATION OF ALL
L PROPOSED LIGHT �'�„ �� �� N'1j ��� EXISTING UTILITIES, SHOWN OR NOT SHOWN ON THESE PLANS,
F ' \ PRIOR TO ANY CONSTRUCTION. THE ENGINEER SHALL BE NOTIFIED
C \ \ IN WRITING OF ANY UTILITIES FOUND INTERFERING WITH THE
PROPOSED CONSTRUCTION AND APPROPRIATE REMEDIAL ACTION
F BEFORE PROCEEDING WITH THE WORK.
�t \
4) THIS PLAN IS BASED ON THE REFERENCED PLANS, DEEDS
AND THE RESULTS OF A FIELD SURVEY AS OF THIS DATE.
NO CERTIFICATION IS INTENDED AS TO PROPERTY TITLE
Q , OR AS TO THE EXISTENCE OF UNWRITTEN OR UNRECORDED
EASEMENTS.
SIF LOT 9 5) THE OWNER SHALL CONFIRM COMPLIANCE WITH ALL APPLICABLE
CODES AND REGULATIONS GOVERNING THE MATERIALS AND/OR
8405 S.F. '\� METHODS OF INSTALLATION OF ANY IMPROVEMENTS DEPICTED
ON THIS PLAN.
LOT 10 �5p
6j210 S.F.
LOT 8
\ 9,110 S.F. Q, NA\
i
I, CHERYL LAPOINTE, CLERK OF THE CITY OF SALEM, MASS.
HEREBY CERTIFY THAT THE NOTICE OF APPROVAL OF THIS PLAN BY
THE SALEM PLANNING BOARD HAS BEEN RECEIVED AND
RECORDED AT THIS OFFICE AND NO APPEAL WAS RECEIVED DURING
THE NEXT TWENTY DAYS AFTER SUCH RECEIPT AND RECORDING OF
SAID NOTICE.
i
DATE CITY CLERK
APPROVED UNDER THE SUBDIVISION CONTROL LAW
W0
LOT 15 4389 S.F.
J 5,133 S. F.
W DEFINITIVE SUBDIVISION PLAN
- - Av
The Residences at Shallop Landing
SALEM MASSACHUSETTS
LOT 14
roTOPOGRAPHIC PLAN
I�. _
4,5 51 S.F. Prepared For. Prepared By.
' ITY Shallop Landing LLC Eostern Land Survey Assoc., Inc.
U ,+NOR 40 Lowell Street Christopher R. Mello P.L.S.
Peabody, MA. 01960 104 Lowell St, Peabody, Mass, 01960
O LOT 5 M NOUS►NG (978) 531-8121
(,L LOT 6 I SPIE SCALE1." 20
— ,
4,794 S.F. �
I 7,670 S.F.
I
� _ I I a t,G'RiSTG°HER^.4`�� •�
_y
0 10 20 40 60 31917 p '
DA TES
OCTOBER 1, 2007 '' Cnri'sio=• R. Mello Cloyton A. Morin
PLS 31317 Pf 30969
ASSESSED TO SHAWMUT MERCHANT BANK REVISIONS F 14611
1 AUC IST Co, 2008 SHEET 3 OF 6