256-258 LAFAYETTE STREET - ZBA — 256-258 Lafayette St. (R-3)
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DECISION ON PETITION OF LAFAYETTE VILLA ASSOCIATES FOR
VARIANCES- AT 256-258 LAFAYETTE STREET
A hearing on this petition was held on June 15, 1983 with the following
Board Members present: James Hacker, Chairman, Messrs. Charnas, Hopper,
Piemonte and Associate Member Bencal. Notice of the hearing was sent to
abutters and others and notices of the hearing were properly published in
the Salem Evening News,in accordance with Massachusetts General Laws Chapter 40A_
Petitioner requests variances from minimum width, side and rear setbacks and
density in order to construct buildings containing 14 condominium units as
shown on a plan dated May 11 , 1983 which has been fiIA6ktJd1tA,2 B�flt5
The Board of Appeal, after consideration of the eviden�s� agese teed at.1p e public
hearing and after viewing the plans of the property, makeSATy.,yfoiri findings
of fact:
1 Vigorous oppostion to petitioner's plan was raised by neighbors;.
2. The property was purchased by Petitioner in February of 1983;
3. At the time petitioner purchased the property, it was known or should
hale been,known, the provisions of, the Salem Zoning Ordinance '
governing it's use.
On the basis of.the above findings of fact, and on the evidence presented at the
public hearing, the Board of Zoning Appeal concludes as follows:
1 . Petitioner has not met its burden of proving that special financial
hardship would result by literal enforcemnt of the Salem Zoning
Ordinance:
Therefore, the Board of Zoning Appeal voted unanimously to deny the petitioner's
request- for variances.
APPEAL FPA'A iH:S DEUS103, it F.Y, SHALL BE MADE PURSUANT TO SECT!0 17 � -
CENEP.AL LA:IS. ellAPTER COS, AND SHALL BE FLED UiTItiN 20 DAYS AFTER THE 0�'`Pir�718G r/lX•�^^'� -
OF THIS DECISMU IN THE OFFICE OF THE CITY CLERK. Scott E. Charnas, Acting Secretary -
PINKANT TO :L SS GEN=RAL !AVIS, CHAPTER P,CS, SECTI'O.'I 11• THE VAR!ANCE OR SPECIAL P7,MT - -
CRANIE3 HE?DN. SHALL NOT T..^.XE EFFECT UNTIL A COPY OF THECECISP;?I, BMI G THE CERT• _
FICATiO: OF THE CITY CLERK THAT 20 DAYS HAVE ELAPSED AND NO APPEAL HAS BEEN FILED, -
OR THAT, IF SUCH AN APPEAL HAS BEEN FILE, THAT 17 Hi.S BEEN O?S:c?ISSED OR DEr:;EO IS -
RECORDED IN THE SOUTH ESSEX REGISTRY OF DEEDS AND INDEXED UNDER THE NAME OF THE OMIER _
OF RECORD OR I$ RECORDED AND NOTED ON THE O19NER'S CERTIFICATE OF TITLE
POARR OF APPEAL - -
A COPY OF THIS DECISION AND PLANS HAVE BEEN FILED WITH THE PLANNING BOARD
AND THE CITY CLERK
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May 24, 1983 '
Mr. James Hacker, Chairman
Board of Appeal
One Salem Green
Salem, MA. 01970
Dear Mr. Hackers
The Planning Board has discussed at length the matter of
Mr. Robert Maguire ' s proposed development on the site of the
former Ives Greenhouse property on Lafayette Street and wishes
to comment on the proposal.
Originally, Mr. Maguire came before the Planning Board on
March 28, 1983. At that time he was proposing a development of
eighteen units with a facade the Planning Board felt was incom-
patible with the streetscape . Following a lenghty discussion as
to overall density and architectural featuresnof the surrounding
neighborhood, the Planning Board requested several modifications
in the plans
Since the overall density of the area is approximately 2500 sq.
feet per unit, if Mr. Maguire ' s development was kept at fourteen
units , the resulting density would be 2900 sq. ft. , which would
be compatible with the neighborhood.
The Planning Board also suggested that Mr. Maguire engage an ar-
chitect to investigate various facades which would be more com-
patible with the existing neighborhood.
Mr . Maguire met next with the Planning Board on May 19. 1983 •
At that time , he brought us up to date on the various changes he
had made on his plans, as well as his discussions with the Historical
Commission. The Planning Board is quite pleased with the resulting
development. The density will' be kept at 2900 sq, ft. per unit.
In addition, the plan to move the carriage house to the front of
the property will help insure the architectural integrity of the
neighborhood. Further, the design features of the new units , as
well as their facades will further enhance the prevailing archi-
tecture of the neighborhood.
It should be noted that with the new design, there is adequate
parking space for twenty-eight cars which, as you know, exceeds
-2-
what is required by our zoning ordinance . Improvements he has made
to the overall plan, including landscaping and other buffering
devices , should minimize the impact of the development on the neigh-
borhood.
i
The Planning Board has found the on-going discussions with
the developer to be a worthwhile planning tool. Although the
Board was hesitant about this project in the beginning, the de-
veloper has met each of our objections with a suitable change .
The Planning Board feels that this would be a worthwhile addition
to the City.
. Sincerely yours ,
Walter B. Power, III
Chairman
WBPsdey
cc Historical Commission
Mr. Robert Maguire
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BOARD OF APPS
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SaigS Affical Commission
CITY HALL. SALEM. MASS. 01570
June 11, 1983
Mr. James Hacker, Chairman
Board of Appeal
One Salem Green
Salem, Massachusetts 01970
Dear Mr. Hackers
Over the past several months, at your request, the Salem Historical
Commission has work-(,d with Mr. Robert Maguire in review of pmoposed
designs for the development of condominiums at 256 Lafayette Street.
During that time, several designs were proposed, and the Commission
had an opportunity to consider them and the response of interested
neighbors to them. The outcome of that process, plans presented
by Mr. Maguire Is architct David Jaquith on May 11, represents a
general design concept sensitive to the architecture of the neighbor-
hood and to which the Historical Commission gives unanimous approval.
As you know, the section of Lafayette Street in question possesses
an excellent collection of architectural expressions of the Victorian rani
period in a highly visible Salem location. The Maguire/Jaquith proposal
calls for relocation of an existing period carriage house from behind
the "Gothic Cottage" at 260 Lafayette Street to a location at the
front of the site. This would place it adjacent to the Queen Anne
residence it copies and for which it was built. New construction,
sensitive to the Victorian mode, would be to the rear of the carriage
house. This plan, rather than intruding upon the. Victorian elements
in the area, would repeat them and carry them through this important
section of Lafayette Street. Driveway entrance from Laurel Street
should be carefully landscaped to maintain the quiet residential feeling
of that street.
Specifically, then, the Commission would make the following comments
1. The Historical Commission unanimously approves the general
concept for the development of 14 condominium units in the
relocated carriage house and new construction to its rear.
2. This approval is strictly contingent upon periodic review by
the Commission ov all design decisions and/or revisions prior
to the beginning of construction, including restudy of
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the finistration of the new units (windows. balconies, French
doors).
3. Approval is also contingent upon Commission jurisdiction
over side development and landscaping including the sensitive
Laurel Street entrance.
4. Further, the Commission must be assured that the architect
will follow the project through the construction phase.
5. Finally, approval is contingent upon the successful retention
of the carriage house. Should the carriage house be found
unsound or any further complication to its retention be
discovered, this approval is null.
The Commission hopes this rovidw will be helpful to you in your
deliberations. We are most appreciative of your sensitivity to the
architectural issues involved and your recognition of the crucial
importance of design rwview for a project of this nature on Lafayette
Street.
Very truly you
cob S. Wolfson
Chairman
JSWoebw
c.c. Robert Maguire
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