1985-PLANNING BOARD A
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AGENDA--January 3, 1985
1. Form A--Bridge/Skerry Streets
2. Form A--Irving/Phillips Street
3. Salem State College--Sign•Ordinance Variance ` `
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4. Public Hearing--Wetlands Special Permit--New England Telephone--
Proposal to install armored submarine cable under the Danvers River
between Salem and Beverly-
5. Public Hearing--Fafard, Planned Unit Development--two parcels on
First Street.
6. Fafard--Heartland Site Plan
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7. Re-zoning
8. Board of Appeal agenda
9. Approval of Minutes
10. Old/New Business
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MINUTES OF MEETING
• January 3 , 1985
The Salem Planning Board met at One Salem Green, second floor conference
room, on Thursday, January 3, 1985. Present were Walter Power, John
Ahern, Donald Hunt, Robert Guethlen, Abby Burns, Normand Houle, and
Edward Stevenson. Also present were City Planner Gerard Kavanaugh and
Staff Advisor Dale Yale. Kenneth May was absent.
Chairman Walter Power called the meeting to order at 7:40 p.m.
FORM A--JOHN SULDENSKI , BRIDGE AND SKERRY STREETS
Chairman Walter Power read the memo addressing this issue from the City
Planner. Mr. Kavanaugh raised the issue of the adequacy of the new lot
which was created as a result of a Special Permit granted by Board of
Appeal He recommends that a legal opinion be sought from Mary
Harrington regarding the Planning Board' s responsibility
Attorny George Vallis, representing Mr. Suldenski, felt the Planning
Board' s function was solely to endorse the plan for recording. He took
issue with the Board's decision to postpone their decision. If the
Planning Board disagreed with the original decision of the Board of
Appeal, they were free to appeal the decision at the time.
Following further discussion, upon the motion of Donald Hunt and second
of John Ahern, the Planning Board will obtain an opinion from the
Assistant City Solicitor regarding this issue. It was so voted.
FORM A--IRVINGIPHILLIPS STREETS
City Planner Kavanaugh pointed out the differences between this petition
and the previous one in that a variance was obtained for the creation of
two non-conforming lots with the addition of two smaller portions of the
parcel to the abutting neighbors. He added that the City will put
restrictions on the sale of the parcels restricting the use to
single-family residential development only.
Upon the motion of Edward Stevenson and second of Normand Houle, the
Form A was endorsed, approval under the Subdivision Control Law not
required. It was so voted.
SALEM STATE SIGN
Mr. Peter Mazareas, Ms. Patricia Szado,Vice-president Richard Marrs, and
Mr. Whitney White of Salem State were present to discuss a proposal to
erect a marquee over the auditorium in an R-.l area. Representatives of
Salem State met with City Planner Kavanaugh and Mrs. Yale regarding this
issue and the Planning Departments ' s recommendation would be to allow
the sign to be erected subject to the following conditions: o
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1. The lighted area of the sign shall not exceed 5' x 7 ' , or a total of
35 square feet.
2. The sign will be lighted a maximum of fifty nights per year.
Mr. Whitney White showed the Board a plan of the proposed sign. He
noted the sign will be constructed of a material which will be
consistent ,with the grey flagstone. The sign will be constructed of a
gray type of plastic which will blend with the grey flagstones. There
will be no "white neon."
Donald Hunt expressed concern over the size of the sign and it was noted
that the bracketing which supports the sign is still quite large but it
is the best configuration they could design which would allow the sign
to be seen. Mr. Hunt asked if the neighbors were consulted as to the
design and Ms. Szado replied in the negative, noting that in the past
some very "tasteless" types of signs were employed and even though
there were negative comments from the college administration, there were
no complaints from the surrounding neighborhood. They are trying to
avoid any such possibility in the future by constructing a tasteful
permanent sign.
It was also noted by the college that they would be amenable to a time
limit beyond which the sign could not be lit.
Following further discussion, upon the motion of Normand Houle and
second of Edward Stevenson, the proposed sign was approved with the
condition that it be lit no later than 10:00 p.m. It was so voted, with
Donald Hunt and Robert Guethlen being recorded as opposed.
PUBLIC HEARING--WETLANDS SPECIAL PERMIT, NEW ENGLAND TELEPHONE--PROPOSAL
TO CONSTRUCT AN ARMORED SUBMARINE TELEPHONE CABLE UNDER THE DANVERS
RIVER BETWEEN SALEM AND BEVERLY
Chairman Walter Power read the notice of the public hearing.
Mr. Hector Kaufman was present representingNew England Telephone
Company. He noted the purpose of the installation of the new cable was
to increase the telephone service between Salem and towns North of
Salem. There will be minimal environmental impact. A double armored
cable will be installed which will lay on the botom of the Danvers River
between Salem and Beverly. No excavation will take place. Mr. Kaufman
added that they anticipated that utility conduits will be placed on Rte.
IA when the new Salem—Beverly auto bridge is constructed, so in the
future this thpe of cable laying will not be necessary.
Edward Stevenson asked if this new cable was different from what
• presently exists and Mr. Kaufman replied in the negative. John Ahern
asked if the Coast Guard or Army Corps were involved and Mr. Kaufman
replied that this was the first step in the permit process.
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Edward Stevenson asked if there was any danger of interference in
• anchoring areas and Mr. Kaufman replied in the negative. He added that
the Salem and Beverly Conservation Commissions had also acted on the
proposal.
The Conservation Commission concurs with the plan; the Board of Health
concurs; the Department of Public Works concurs, with the suggestion
that DPW approval be obtained for the project. Mr. Kaufman noted that
District 5 DPW had already reviewed and .approved the plan. The City
Planner recommends approval.
There being no further discussion, the Chairman declared the public
hearing closed.
Upon the motion of Abby Burns and second of Normand Houle, the Special
Permit was approved. It was so voted, with John Ahern voting present.
PUBLIC HEARING--PLANNED UNIT DEVELOPMENT FOR FIRST STREET/FAFARD
Chairman Walter Power read the notice of the public hearing.
Attorney John Serafini noted the Board. had reviewed these plans
extensively during deliberations on the Wetlands Special Permit.
Twenty—eight units are planned for one parcel and sixteen are planned
for the second parcel . Mr. Serafini further noted that Fafard had
provided the Board with all the information required for a Planned Units
• Development during deliberations on the Wetlands Special Permit. The
only change the Board wirl be seeing tonight is a reduction of units
from twenty to sixteen on one parcel.
Mr. Serafini added that meeting had been held with the abutters (the
Housing Authority and Vincen' ts Potato Chips) and all issues raised are
being addressed. The City Engineer has reviewed the plans and concurs
with the proposal ; the Building Inspectors ' s concerns have been met; the
DEQE Order of Conditions governs this project; and the Board of Health
will be addressing the issue at their meeting of January 8, 1985.
City Planner Kavanaugh noted that there are two areas which have not as
yet been resolved. One is the amount and location of granite curbing
and the other is the Landscaping Plan.. He would recommend the decision
be deferred until our next meeting and the remaining concerns which the
City has will be addressed.
Abby Burns asked whether the concerns of the Salem Housing Authority had
been met and Mr. Serafini stated that drainage is away from their
buildings, which had been the major concern of the Authority.
Walter Power raised the issue of open space for the owners of each unit
to use for barbecues', etc. Mr. Kavanaugh stated that all common areas
were under the jurisdiction of the condominium association. Some
discussion as to the feasibility of a small "yard" type space being made
available for the homewoners was discussed and it was noted that these
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units are intended to serve as models for the larger proposed
development and some adjustments can be made in deliberating on the
larger project once these are built and inspected by the Board.
• Mr. Drake of Fafard noted, however, that most units do have a private
area for "yard" use and the areas will be well landscaped for privacy.
Anyone who wished to construct a brick patio or something similar would
have to go before the condominium association for permission.
Bob Guethlen noted that the market will determine the building designs
which will predominate in the larger development. Mr. Serafini
concurred, adding that the purpose of this is to give Fafard an idea' of
what the market requires.
Walter Power felt strongly that for long—term value to the propoerties,
open spaces for each homeowner should be delineated.
City Planner Kavanaugh noted he will be going over the Landscaping Plans
with Mr. Drake within the next two weeks and some effort will be made to
address this issue.
Attorney Jane Lundregan, representing Vincent's Potato Chips, and Mr.
Charles Bachini of Vincent's felt there were still some issues relating
to their property that needed to be address. Mr. Kavanaugh stated he
would be happy to meet- with them at their convenience. Mr. Bachini
specifically was concerned with drainage and run—off problems and Mr.
Power noted that a Clerk of the Works will be supervising the day—to—day
construction and will bring any problems to the attention of the
Planning Board.
• There being no further discussion, the Chairman declared the public
hearing closed. Action on this application will be taken at our next
meeting.
HEARTLAND DRUG SITE PLAN/FAFARD
City Planner Kavanaugh noted that the footprint of the building had been
altered slightly; therefore a new endorsement was required of the Site
Plan. The intent and concerns of the project have not changed. The
landscaping of the parking islands will be extended and more parking
spaces will be provided--a total of 305 spaces. The changes in drainage
have been reviewed and approved by the Director of Public Services and
the Planning Director.
Upon the motion of Abby Burns and second of Edward Stevenson, the Site
Plan was endorsed, as amended on December 28, 1984. It was so voted.
It was noted by Board members, that the issue of installing granite
curbing around the parking islands is one that should be addressed in
future site plan reviews.
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RE-ZONING
Business Park Zone and Site Plan Review:
• City Planner Kavanaugh noted that the Business Park Zone and Site Plan
Review language had been approved by the Assistant City Soliciter and
would be submitted to the Council shortly. A public hearing will be
scheduled on the matter by the end of January.
Lafayette Street:
Survey work for Lafayette Street is almost completed and within the.next
few meetings the Planning Board will be asked for input as to how best
to protect the street.
B-5:
City Planner Kavanaugh gave the Board an overview of proposed revisions
to the Ordinance extending the B-5 based on recommendations by the
subcommittee set up to -address this issue and recommendations by the
Redevelopment Authority.
The purpose of the proposal is to enlarge the existing B-5 zone and to
stimulate redevelopment of vacant upper story space for residential use.
It was noted that the parking issues will have to be addressed. The
current facilities can accomodate residential development in the
downtown area; however one space per unit requirements will have to be
developed and further discussion as to the feasibility of keeping the
. facilities open for twenty-four hours will have to be undertaken.
Mr. Kavanaugh pointed out the inclusion of the MBTA train station and
the parking lot of the Hawthorne Inn in the proposed zone. He added
that a section across the North River which had been slated for marina
development in the Master Plan is to be included in the new zone as
well.
Abby Burns asked if any councillors had been consulted. regarding this
issue and Mr. Kavanaugh replied he would schedule a meeting in the
immediate future. He has kept the councillor apprised, however.
Edward Stevenson asked if the merchants have expressed an opinion
regarding this proposal and Mr. Kavanaugh noted they have endorsed the
idea of downtown residential uses.
On related issues, Mr. Kavanaugh noted the Armory Study Committee has
prepared its recommendations as to the re-use of the armory. Their
first choice is for an inn, conference center and exhibition space for
the Essex Instiute. Their: second choice would be re-developing the site
for housing. It is expected a firm decision on this matter will be
forthcoming.
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John Ahern expressed some concern for the inclusion of the North River
area in the B-5. He felt it could be controversial. Mr. Kavanaugh
stated he felt it inclusion was defensible and he would specifically
• address this issue in discussions with the City Councillors,
particularly Councillr McCabe of that ward.
BOARD OF APPEAL AGENDA
Regarding the January 9, 1985 agenda of the Board of Appeal the Planning
Board will inform the Board of Appeal of the following observations:
1 . The Planning Board wishes to be recorded as opposed to a request for
a Special Permit/Variance to create two non-conforming lots at 16 Ord
Street. The area is an R-1 area and quite congested. The Planning
Board wishes to express their concern exacerbation of parking and
density problems.
2. Regarding a petition for a variance to allow B-2 uses in an R-1 area
on Adams/Canal Streets, the Planning Board will request the Board of
Appeal grant Site Plan approval over the parcel by the Planning Board.
The parcel is quite large with abutting residences and the Planning
Board would like a mechanism to adequately buffer the surrounding areas
from potential development of the site.
3 . Regarding a request for a Special Permit to rehabilitate an historic
carriage house for use as a single-family residence, the Planning Board
wishes to be recorded in favor of the proposal.
• Regarding the Board of Appeal agenda for January 16, 1985, the Planning
Board will inform the Board of Appeal of the following:
1. The Planning Board wishes to be recorded as opposed to a petition
requesting a variance to extend a non-conforming use at 50-52 Highland
Avenue. The parking problems in the area are acute and the building
where the non-conformity is to be located is all residential use.
2. The Planning Board will write a strong letter of opposition to a
request to construct a commercial building in a residential
neighborhood. It is' the Board' s feeling that violation of an R-1 area
would not be in the best overall planning interests of the City.
3. The Planning Board will write a letter of opposition to a proposal
to add a fourth dwelling unit at 40-42 Winthrop Street. The area is
congested and parking is minimal. Addition of a fourth unit would
exacerbate this problem.
MINUTES
Upon the motion of 'Abby Burns and second of John Ahern, the minutes of
December 6, 1984, were approved as corrected. It was so voted.
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OLD BUSINESS
• The meeting with the Board of Appeal is scheduled for February 4, 1985,
at the home of Abby Burns.
NEW BUSINESS
New England Telephone Company has approached the Planning Department
with a proposal to install a serving area interface to better serve
telephone use in Salem, particularly the Pickman Park area. They would
like to locate this interface, which is approximately 56" high, 44" wide
and 12" thick in an area of the Pickman Park development which is
designated as restricted on the plans.
It was noted by the City Planner that this type of structure replaces
the rather unsightly connections previously mounted on utility poles.
John Ahern elaborated on this proposal.
Following some discussion, it was suggested that the location of the
structure be inside the 75' buffer zone and subject to the approval of
the City Planner. If location is inside the buffer, it should be
aproved by the abutters. Further, landscaping and maintenance of the
structure shall be addressed with New England Telephone. Upon the
motion of Normand Houle and second of Abby Burns, it was so voted, with
John Ahern wishing to be recorded as present.
There being no further business, a motion was made to adjourn. Having
passed unanimously, the meeting was adjourned at 10:30 p.m.
Respectfully submitted,
Dale E. Yale,Staff Advisor to the
Planning Board
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AGENDA--JANUARY 17; 1985
1. Form A--Thomas Gagnon/City of Salem, Burnside Street
2. Form A--Donald Masella, Marlborough Road
3. Public Hearing--Wetlands and Flood Hazard District, Phase VI Sewer
4. Fafard--Planned Unit Development
5. DiBiase--Pickman Park, Marion Road; Fillmore Road
6. Approval of Minutes
7. Old/New Business
MINUTES OF MEETING
• January 17, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room, on Thursday, January 17, 1985. Present were Walter Power, Kenneth
May, Donald Hunt , Robert Guethlen,Abby Burns, and Edward Stevenson.
Also present were City Planner Gerard Kavanaugh and Staff Advisor Dale
Yale. John Ahern and Normand Houle were absent.
Chairman Walter Power called the meeting to order at 7:40p.m.
FORM A--ALFRED GEMMAIDONALD MASELLA; MARLBOROUGH ROAD
This involves the division of a lot on Marlborough Road into two lots,
each with sufficient frontage on an approved public way. The lot size
of one lot is still non-conforming, but a variance was granted to the
petitioner on January 16, 1985, allowing the non-cdnformity.
Upon the motion of Kenneth May and second of Abby Burns, the Form A was
endorsed, approval under the Subdivision Control Law not required. It
was so voted.
FORM A--THOMAS GAGNON; BURNSIDE STREET
This involves a clarification of a lot line. The front steps of the
property in question are on City property and, subject to a deed granted
• by Mayor Salvo, that parcel containing the front steps will be combined
with the remaining parcel .
Upon the motion of Abby Burns and second of Donald Hunt, the Form A was
endorsed, approval under the Subdivision Control Law not required. It
was so voted.
PUBLIC HEARING--PHASE VI SEWER PROJECT
Chairman Walter Power read the notice of the public hearing.
Director of Public Services Paul Niman and Mr. Kevin O'Brien of C. E.
Maguire were present to discuss the proposed replacement of sewer lines
in North Salem, portions of which abut the North River and are in a
flood hazard area.
It was noted this is part of an on-going program of sewer replacement
and the area in question has been the site of several recent breaks.
There is exfiltration into the North River and they propose to study all
the lines in the area and determine what needs to be done. Mr. O'Brien
added that they have made application for a State planning advance for
design work. As part of that request they must obtain approval from the
local governing boards. They hope to be able to find enough hydraulic
grade line to stay in the streets, thus precluding the necessity of
crossing people's properties and the need for easements. Mr. Niman
stressed the need for the work to be done, noting that it is believed
• there is no sewer pipe at all in some areas. He added there are no
construction plans as yet and they will not be completed until a
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determination is made as to the final location of pipes to be replaced.
It was suggested that the approval be conditional upon plans being made
available for review by the Conservation Commission.
Donald Hunt asked if all contaminated excavated materials will be
removed from the site and Mr. O'Brien replied in the affirmative. Mr.
Hunt asked what material the new pipe will be made of and Mr. O'Brien
replied it depends upon the location, but the majority of the pipe will
be ductile iron. In response to a further question from Donald Hunt
regarding cross connections, Mr. Niman noted that they are in hopes of
improving this situation with the replacement of pipes. This will allow
the storm drains to work efficiently.
Walter Power raised the issue of the proposed designation of part of the
area as a Business Park zone and asked Mr. Niman if the new sewer will
be sufficient to handle light industrial type of development. Mr. Niman
replied he felt the new sewer would likely handle new development. His
Department will work with the Planning Department as to plans for the
area.
Edward Stevenson questioned the need for a vote tonight and it was
pointed out that a requirement for the acquisition of funding for the
• project was obtaining all necessary permits.
The Board of Health concurs with the proposal; the Department of Public
Works concurs; the Conservation Commission has issued an Order of
Conditions for the proposed project with the additional condition that
construction plans be made available to the Commission for review thirty
days prior to going out to bid.
Upon the motion of Donald Hunt and second of Abby Burns, the Special
Permit was approved with the stipulation that construction drawings be
made available to the Board prior to construction. It was so voted.
FAFARD--PLANNED UNIT DEVELOPMENT, TWO PARCELS ON FIRST STREET
Attorney John Serafini and Mr. Danny Drake of Fafard were present to
discuss this proposal. Mr. Serafini stated that all conditions raised
in the public hearing have been met except the issue of specifically
defined areas for each individual homeowner.
Mr. Drake went over the Landscaping Plan of Parcel One for the Board.
He pointed out the undisturbed areas and noted these areas were
vegetated primarily with shrubbery and poplars.
Bob Guethlen asked how tall the ejector station was going to be and Mr.
Drake replied it was flush with the ground. Mr. Guethlen asked if
Fafard had considered screening Building Four a little better and Mr.
• Drake replied that once the building.has been constructed, if this seems
to be necessary, they will do so. They wish no harsh effect of this
construction.
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Abby Burns asked if people can add to the shrubbery and Mr. Drake
replied in the affirmative. He noted that most units have either a deck
or patio for outside use. Walter Power asked why decks were not
constructed out over garages in some of the units and Mr. Drake noted
that the purpose of these particular designs is to test the market and
see what would be most marketable for the larger development.
Abby Burns asked if they plan to keep some interesting boulders and that
sort of thing and Mr. Drake replied this could very well be--he
emphasized they wish no harsh impact of this development on the
surrounding environment; no expanse of concrete, etc.
Regarding Parcel Two, he once again noted the policiy of the Fafard
Company to maximize the undisturbed area. Walter Power asked why
Building Four was located so close to the road and Mr. Drake replied
they did not wish to encroach on the wetland to the rear of that
building.
Abby Burns asked if there were to be any amenities such as a bike path
and Mr. Serafini noted this would be up to the condominium association
to decide. They will determine the kind of amenity that they wish.
Walter Power asked how a snow plow would know where the designated snow
storage areas were located and Mr. Serafini noted the plan is filed with
• the deeds. Ken May noted it was the Board's responsibility to make sure
there were places to store snow and the the condominium association's
responsibility to oversee the actual plowing.
Walter Power expressed concern for the lack of private outside space for
the residents of Building Four and Mr. Drake again noted they were
attempting to ascertain the marketability of different styles.
Donald Hunt asked if there was to be a berm along First Street and Mr.
Drake replied in the affirmative noting it would be a minimum of two
feet tall.
Walter Power asked if they meet all setbacks and Mr. Drake replied in
the affirmative.
Walter Power reiterated his concern for open areas strictly for the use
of the individual owners of the dwelling units. Mr. Guethlen noted that
the market will determine if this is acceptable or not. Following some
discussion on the issue, Kenneth May noted that he agrees in principle
with the necessity of open space, but from a marketing standpoint the
Planning Board should not concern itself with this issue too much. It
is clear that this issue is of concern to the Board and it should be
kept in mind in our deliberations on the larger residential PUD. Mr.
Serafini added that this particular land is difficult to develop, but
they did wish to set up models for the larger development. In the
• overall plan for the larger PUD these concerns will be taken into
consideration.
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Following further discussion,' the consensus of the Board was that the
issue of providing some private open space for each dwelling unit shall
be taken into consideration in dealing with the larger residential PUD.
It was also understood that Fafard would provide open space where they
• could--even consider decks over garages of units where open space was
not possible.
Donald Hunt asked about the speed limits on First Street and Mr.
Kavanaugh noted he felt they would have to be assessed in terms of the
new development.
Regarding the issue the Board of Health raised as to the removal of
rubbish, the Health Board would like a rubbish removal plan submitted to
them prior to commencement of construction. There followed some
discussion as to the issue of trash removal and the consensus of the
Planning Board was that because of the configuration of the roads and
the fact that they are privately maintained, a condition of the Special
Permit shall be that rubbish removal shall be the responsibility of the
homeowners of the development.
Upon the motion of Edward Stevenson and second of Kenneth May, a Special
Permit for a Planned Unit Development on Parcel One was approved subject
to the condition that rubbish removal shall be the responsibility of the
homeowners because of the configuration of the roads and the fact that
they are privately maintained. It was so voted.
Upon the motion of Donald Hunt and second of Edward Stevenson, a Special
Permit for a Planned Unit Development on Parcel Two was approved subject
to the condition that rubbish removal shall be the responsibility of the
• homeowners because of the configuration of the roads and the fact that
they are privately maintained. It was so voted.
PICKMAN PARK
Mr. John Emerson, architect for Pickman Park, Attorney Peter Beatrice,
Mr. Charles Faia of Parsons and Faia Engineering, and Mr. Paul DiBiase
were present to discuss a proposed revision to the original approval of
the Pickman Park Subdivision.
Mr. Emerson stated that the concept in Phase One was that this area
would be the most dense and the density would become less and less as
the development moved towards the conservation area. Presently the plan
requires a mixture of quadriplex and duplex units on Fillmore Road.
They would propose that the duplexes planned for that area be replaced
with quadriplex units. Mr. Emerson noted that there will be no change
in the density of the project and they feel the quadriplex units would
be aesthetically more pleasing. They intend to put one quadriplex unit
in place of two duplexes and they noted that this configuration would
allow for more open space in the area as well .
Mr. Emerson noted there will be no departure from architectural design
and there will be no change in the overall number of units. More space
will be gained, less blasting will be necessary, aesthetically the
• project will be more pleasing, and more cost effective.
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There followed several minutes of discussion as to whether this
• represented a substantial change and therefore required a public
hearing. All parties agreed that a public hearing would be a good idea
in order to keep the abutters apprised of any changes and to avoid any
potential misunderstandings. Therefore, a public hearing date was set
for February 7, 1985.
A rough rendering of the proposal was presented to the Board and Paul
DiBiase agreed to stagger the buildings as the Planning Board wished.
Mr. DiBiase further suggested that an inspection of the buildings which
have been constructed would be valuable to the Board.
PICKMAN PARK OCCUPANCY PERMIT
The sewer which the Planning Board required to be installed on Parallel
Street has been installed and is now connected. Mr. DiBiase is aware of
the fact that an overlay will be needed and a few small items need to be
completed. They now wish to be granted occupancy permits for the
dwellings almost completed on Marion Road.
Upon the motion of Abby Burns and second of Edward Stevenson, the
Planning Board approved the issuing of occupancy permits for Marion Road
subject to the satisfaction of the Director of Public Services that all
necessary work on Parallel Street is completed. It was so voted.
MINUTES
• Upon the motion of Abby Burns and second of Kenneth May, the minutes of
January 3, 1985 were approved as corrected. It was so voted.
There being no further business, a motion was made to adjourn. Having
passed unanimously, the meeting was declared adjourned at 10: 10 p.m.
Respectfully submitted,
Dale E. Yale
Staff Advisor to the Planning Board
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MINUTES OF MEETING
February 7, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room, on Thursday, February 7, 1985. Present were John Ahern, Donald
Hunt, Kenneth May, Abby Burns, and Normand Houle. Also present were
City Planner Gerard Kavanaugh and Staff Advisor Dale Yale. Edward
Stevenson and Robert Guethlen were absent .
Chairman Walter Power called the meeting to order at 7 : 10 p.m.
MBTA--INFORMATIONAL UPDATE ON BEVERLY-SALEM RAILROAD BRIDGE
Dr. Hugh Mulligan of Gulf of Maine Research, Ms. Jane Chmielinski of the
MBTA,k Mr. Richard O'Brien of Parsons Brinckerhoff, and Mr. Steve
Ericksen of P. K. Dyer were present to give the Planning Board a brief
update on the reconstruction of the burnt out Beverly-Salem railroad
bridge and proposed rail improvements along the line.
Mr. O'Brien stated that demolition was underway and the contract was
awarded in early January. The original bridge was constructed of
timbers on piles with very close spacing. The proposed new bridge will
• be constructed of pre-stressed concrete supporting pile bents 32 ' on
center. This will be easier for boat traffice not using the channel.
They intend to use the same swing span, which will be updated. The
clearance will be six feet at mean high water. The piles will be 14"
square and many fewer are needed than with timber construction.
They are scheduled to advertise for bids at the end of February and
award the bid in early April. They anticipate full operation by Fall of
1985.
Mr. O'Brien noted the advantages of this construction--fireproof
construction for one; a ballasted deck for comfort in ride; and an
updated and automated control for the swing span.
Mr. O'Brien further noted that there will be a slight change in grade on
the Salem side and a U-shaped concrete structure will be installed so
that the existing embankment can accommodate the change in grade.
Mr. Steve Erickson spoke to the Planning Board regarding proposed track
and signalization improvements.. They wish to take advantage of the fact
that there is no rail traffic on the lines between Salem and Beverly and
they intend to initiate rehabilitation of some track, clear away brush
which will be chipped into mulch and distributed along the embankments.
Any brush which cannot be chipped will be taken to an approved landfill
site. They will further remove trash and debris from the rail lines,
make minor maintenance adjustments to the tower and install new electric
• gates on the approaches to the bridge.
Regarding the new train station, Jane Chmielinski stated they are in the
process of an environmental assessment for the station. They
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feel the design is now 30% complete and the discussion process will
likely take approximately 3 - 4 months. She noted they are experiencing
• a problem with the Toronto-manufacture rail cars. They will be
assessing whether to continue the use of these cars or purchase others.
If new cars are purchased, they will have to make modifications to
accomodate handicapped, etc. The anticipate beginning construction on
the station in the Fall of 1985, but this is not definite as yet .
Walter Power asked if there were any plans for the location to change
and Ms. Chmielinski replied in the negative.
Kenneth May raised the issue of the amount of cover provided for waiting
passengers and Ms. Chmielinski replied they will address this issue.
Mr. May felt strongly that more cover is needed.
Walter Power asked if the T would consider air rights over the station
in order to allow for possible creation of an intermodel facility in the
future and Ms. Chmielinski replied they had no plans which would
preclude this.
PICKMAN PACK--PUBLIC HEARING TO ADDRESS PROPOSED RE
SUBDIVISION OF FILLMORE ROAD
Chairman Walter Power read the notice of the public hearing.
Mr. John Emerson, an architact representing the developer noted that the
original plan showed duplex units along Fillmore Road. What they are
• now proposing is the same number of total units but the combination of
two lots into one and the construction of a quadriplex unit on that lot.
There is a net decrease of total units in the project of two units (now
302) . Mr. Emerson noted that the construction of quadriplex units is
more in harmony with the surrounding units. Phase I is almost entirely
quadriplex units and they feel these quads would be more aesthetically
pleasing.
Abby Burns noted that at our previous meeting it was agreed that the
buildings would be staggered to provide a more pleasing effect on the
street. Mr. Emerson felt the building mass would preclude this and
asked that the Board consider a site visit.
Donald Hunt asked how close the buildings will be and Mr. Emerson
replied there will be approximately 25' between them.
Mr. Emerson then gave the Board a brief slide presentation showing the
units that are now completed and those under construction. He noted the
buildings are "highly articulated" which avoids the rectangular
barracks-like appearance of the structures. He feels there will be "no
unhappy impact" on the neighborhood by the proposed change. The
landscaping and nature of the grading will preclude the barracks style
as well .
Kenneth May asked why the proposed re-subdivision is better than what is
now there and Paul DiBiase replied that where the majority of the first
,t
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phase is quads , there would be more uniformity. Also there will be more
land would between buildgins and there would be less blasting. He
pointed out that a new recreational space would be created as a result
of this proposal .
Donald Hunt asked how many units will be buildt in Phase I and Mr.
DiBiase replied there will be a total of 142. Mr. Hunt asked if one
condominium association will be organized for the entire project and Mr.
DiBiase replied in the affirmative.
Donald Hunt asked if the units were adequately sound-proofed and Mr.
DiBiase replied they are suprisingly sound-proofed.
The consensus of the Board was that there should be some way to set the
units on the lots in a more interesting manner to avoid the row house
look. Peter Beatrice stated they had put the decision in the hands of
the architects and they had determined that architecturally this was not
possible. Walter Power felt some individuality in the plans was
desirable.
Mrs. Marie Whitmore of Auburn Road stated that she felt the topography
of the land would preclude the staggering suggested by the Board.
However, she is concerned with the precedent of amending the plan. She
feels that further along in the project more amendments will be
• necessary and could detract from the overall project. She feels the
project could be "amended to death."
Walter Power felt that there were instances were amendments could be
done positively, once the Board sees the progress of a particular
project and notes along with the developer that positive changes can be
made which can in fact improve the project and in the long run the City
would get a better development .
Normand Houle stated he felt aesthetically the proposed amendment would
look better.. He felt additional shrubbery and trees would improve the
look of the development
Kenneth May asked why duplexes were planned originally and Councillor
Nutting of Ward Seven noted he felt originally it was planned to
minimize the visual impact of the project on Jefferson Avenue residents.
Councillor Nutting feels the view of the new quadriplexes being built on
Marion Road are quite "outstanding." They are quite prominent from
Jefferson Avenue. Councillor Nutting noted he had not expected the new
units to be quite so visible from Jefferson Avenue.
Councillor Nutting also called Mr. DiBiase's attention to two agreements
that he made some time ago. One was the covering of the rock pile which
is now posing a safety hazard. Mr. DiBiase agreed he would take steps
to cover the pile immediately. Mr. Nutting noted that there is an
• excavated area on Preston Road which needs to finished off as well and
Mr. DiBiase replied he will take of this as soon as weather permits.
,r
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Councillor Nutting also asked if Mr. DiBiase would address the matter of
• the construction of a fence or other satisfactory screen with Mr.
Cormier, whoAe property abuts the proposed development area on Marion
Road. Mr. DiBiase replied he will be in contact with Mr. Cormier in the
immediate future.
Thee being no further discussion, the public hearing was declared
closed.
A site visit of the development will be held on Saturday, February 9,
1985, at 9:30 a.m. A decision will be deferred until after the
inspection and the submission of a definitive plan to the Planner for
review.
PUBLIC HEARING--COLLINS COVE, PROPOSED BANK STABILIZATION
Chairman Walter Power read the notice of the public hearing.
Mr. Erland Townsend of T & M Engineering and Ms. Beverly
Estes-Smargiassi were present to discuss a proposal to stabilize a badly
deteriorated portion of the sea wall at Collins Cove playground.
Mr. Townsend noted that their biggest problem was to re-stabilize the
wall in a cost-effective manner. The problem is that the land is badly
washed out in back of the wall , so reconstruction of the wall as it is
now would be prohibitively expensive. They propose to remove the
• existing wall 15' back and slope and stabilize the bank with rip-rap
using some of the stone from the deteriorated wall. Mr. Townsend
stressed the ease maintenance of this type of wall in that displaced
stones can be easily replaced.
Normand Houle asked if this wall is safer than what is now present and
Mr. Townsend replied that on the Willows side the wall will be warped to
meet with the existing wall and the base stones will be left in place as
much as possible. These will be used as the toe of the rip-rap. There
will be no destruction of the existing facilities. They will lose 15'
of the park, but the area is now unsafe due to the wash-outs.
John Ahern raised the issue of children sliding down the .wall and the
safety hazard involved and Mr. Townsend noted the rocks will not be
cemented together, so the surface will not be smooth.
Donald Hunt asked if the Park and Recreation Department had approved of
the project and Ms. Estes-Smargiassi replied in the affirmative. They
do not consider the proposal a loss of land or a change in use.
Donald Hunt asked how the project will be funded and Ms.Estes-Smargiassi
replied they are hopeful of receiving a CZM grant to cover most of the
cost of the project. They anticipate the project will cost
approximately $50,000. They are in the process of applying for the
funding now and all appropriate permits must be received as part of the
application process.
•
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The Board of Health concurs with the proposal with the added stipulation
that rodent control be addressed; the Building Inspector concurs; the
City Engineer concurs; and the Conservation Commission has issued an
Order of Conditions referencing the submitted plans and specifications.
There being no further discussion, the public hearing was declared
closed.
Upon the motion of Abby Burns and second of Normand Houle, the Special
Permit was approved referencing the submitted plans and specifications.
It was so voted.
MINUTES
Upon the motion of Kenneth May and second of Abby Burns, the Minutes of
January 17, 1985, were approved as corrected. It was so voted.
NEW BUSINESS
The Planning Boardis reminded of the following dates for upcoming
meetings:
February 15, 1985: 7 :30 a.m. Planning Board meets to discuss new
zoning proposals.
• February 20, 1985: 8:00 p.m. Joint Public Hearing with City Council
regarding proposed re-zoning.
February 25, 1985: 7:30 p.m. Joint meeting with Board of Appeal at
Abby Burns' home.
March 9, 1985: 9:30 a.m. Inspection of Loring Hills/Vinnin Village
condominiums with Jim Zieff.
There being no further business, a motion was made to adjourn. Having
passed unanimously, the meeting was adjourned at 10: 15 p.m.'
Respectfully submitted,
Dale E. Yale
Staff Advisor
•
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TO: PLANNING BOARD MEMBERS
FROM: Dale Yale, Staff Advisor
RE: Upcoming meetings
At our last meeting, the following dates were set for upcoming meetings:
Friday, February 15, 1985--Breakfast meeting at One Salem Green, 7:30
a.m. to go over proposed zoning revisions prior to the joint public
hearing with the City Council.
Wednesday, February 20, 1985--Joint public hearing with City Council
. regarding proposed Business Park Development and Site Plan Review; 8:00
p.m. , City Council Chambers.
Thursday, February 21 , 1985--Regular meeting of the Planning Board, 7:30
p.m. , One Salem Green.
Monday, February 25, 1985--Meeting with Board of Appeal at Abby Burns'
house, 7:30 p.m.
Saturday, March 9, 1985--Inspection of Zieff property--Loring Hills
Avenue, 9:30 a.m. Meet at site.
Please note this number of meetings is the exception rather than the
rule--it is not always this busy! ! Many thanks for your support.
•
• MINUTES OF MEETING
February 21, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room, on Thursday, February 21, 1985. Present were Walter Power, John
Ahern, Robert Guethlen, Kenneth May, Edward Stevenson, Donald Hunt, and
Normand Houle. Also present were Staff Advisor Dale Yale and City
Planner Gerard Kavanaugh. Abby Burns was absent.
Chairman Walter Power called the meeting to order at 7:35 p.m.
PUBLIC HEARING--FORM C--GREENWAY ROAD
Chairman Walter Power read the notice of the public hearing.
Attorney Peter DiGangi, 5 Briscoe Street, Beverly, was present
representing the developer, Mr. Frank Romano. Also present was Mr.
Erland Townsend of T & M Engineering. Mr. DiGangi stated that the
proposed development involved a parcel of land at the end of Greenway
Road, bounded by Emerald Avenue, Willson Street, and Willson Road.
The proposal involves the subdivision of six acres of land into eleven
house lots, all conforming to the requirements of R-1 zoning, all lots
being over 15,000 square feet and showing over 100 feet of frontage on
Greenway Road. The road will end in a cul-de-sac to preclude Greenway
• Road becoming a thoroughfare.
The developer proposes to remove some ledge, therefore some blasting
will be necessary in some areas and will be done in strict compliance
with all rules and regulations. A sewer connection will be constructed
through an easement going through one parcel in order to preclude the
need for a pump mechanism. All utilities will be underground.
Regarding drainage, there will be no additional run-off and they intend
to channel the run-off to an existing catch basin on Willson Street.
Walter Power asked what changes were reflected in this plan that were
presented in the prior plan shown to the Board and Mr. DiGangi replied
the previous plan was a cluster which they have abandoned. What they
are proposing this evening is a standard subdivision.
Edward Stevenson asked if the proposed lots were to accommodate
single-family homes and Mr. DiGiangi replied in the affirmative. He
added that the density is now less than what was proposed previously as
well.
John Ahern asked if telephone cable will be placed underground and Mr.
DiGangi replied in the affirmative. Mr. Ahern asked what lighting would
be provided and Mr. DiGangi replied they would comply with the wishes of
the City.
Mr. DiGangi listed the waivers the developer is requesting: 1) They
. wish to construct sidewalks on only one side of the street to conform to'
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the existing neighborhood; 2) they wish a waiver from road width to
conform to the road width of the existing road; 3) they wish a waiver
from length of the dead—end road; and 4) they wish a waiver from
centerline radius. Mr. DiGangi added that the road width would be 40,
from line to line.
Edward Stevenson asked why they proposed sidewalks on only one side and
Mr. DiGangi replied they wish to eliminate as much blasting as possible
and also conform to the existing neighborhood.
John Ahern noted an 8% grade and asked how that was determined and Mr.
DiGangi replied that they wish to once again eliminate any blasting they
can and also they chose the 8% grade for economical reasons as well.
The Board of Health concurs with the stipulation that measures be taken
to control rats and dust during construction; the School Department
feels the project will have no impact on the School system; the Fire
Department concurs; and the Building Inspector concurs. The City
Engineer has yet to comment and the Conservation Commission will be
reviewing the plan at their next meeting.
Mrs. Linda Vaughn of 38 Greenway Road, President of the Greenway Road
Homeowners Association, stated the neighbors have several concerns.
They do not wish to stop any development of the property entirely;
. however, they feel the parcel should be developed the way the original
subdivision was laid out. They feel no waivers should be allowed
whatever. She further asked the Board to view the site prior to making
any decisions. She added the City Engineer has several concerns
particularly with regard to drainage. She pointed out the length of the
dead end is well over what is allowed in the Subdivision Regulations.
She asked the Planning Board give serious consideration to the proposal.
The neighbors are deeply concerned with what is proposed.
Mr. Stan Poirier, 8 Cottage Street, raised the issue of street widths
and sidewalks. The proposed development is not in compliance with the
Subdivision Regulations. He added that sidewalks do exist on both sides
of Greenway Road, so he feels they should be required in the new
development as well. He asked the Board to go by the "letter of the
law." Regarding the turnaround, he is not sure the radius is in
compliance. He further feels there are wetland areas which are not
addressed in the Environmental Impact Statement. There are repeated
run—off problems which were somewhat alleviated with the installation of
a pipe by the City several years ago; however, the proposed drainage
down to Willson Street and Willson Road will contribute to a puddling
and icing problem which already exists.
Walter Power noted the Board has no intention of exacerbating the water
problem in that area. Mr. DiGangi added that the developer intends to
tie into the existing drainage on Willson Street. Further, they are
well over 100, from any wetland area.
•
• -3-
Mr. Poirier raised the issue of the New England Power easement which
abuts the parcels to be developed. He noted that there was a potential
for a second set of power lines to be installed over that easement which
would encroach on the properties to be developed. Walter Power felt
that rather than installing a second set of lines, the power company
would place higher towers on the existing right-of-way.
Mr. Normand LaBrecque of Old Road presented a subdivision plan which
showed Castle Road being extended. He asked if a new plan could be
superimposed over a previous plan and Kenneth May replied this was not a
problem. Mr. LaBrecque asked if the person over whose property the
sewer easement would run would receive a tax abatement and it was noted
the Assessors office could answer this question. Mr. LaBrecque felt
valuable tax revenue could be lost.
Mr. John Bertini of Willson Street raised the drainage issue. He stated
the pipe put in by the City has alleviated the water problems somewhat,
but the addition of these new houses could cause future problems. , Mr.
Bertini further raised the issue of the ability of a fire truck to get
by on the proposed street if cars are parked on the street. Walter
Power noted that no road will be approved unless the Fire Department has
approved it.
• Walter Power asked if the proposed drainage system will be an open or
closed pipe and Mr. Townsend replied that it will be closed with the
roadway and open over the cliff, then closed on to Willson Street.
Kenneth May asked if there was a technical impediment to a closed system
all the way and Mr. Townsend replied it would not practical; however it
could be done. Donald Hunt noted the plan also shows an open swale and
Mr. Townsend replied they plan to construct a concrete headwall over the
cliff. Donald Hunt asked why they would not close the pipe all the way?
Councillor -at-Large Frances Grace stated the puddle problem on Willson
Road is serious. Any new development would only exacerbate this
problem. There is also a problem with the gas line on Greenway Road.
The pipe is resting on ledge, therefore blasting would be a problem.
Mr. Robert Theriault of 41 Greenway Road asked if changes can be made
and Mr. Power replied in the affirmative. Mr. Theriault raised the
issue of the developer selling off the parcels of land and not
completing the road as proposed. He further feels that because he has
maintained the Castle Road extension for several years he can claim
adverse possession. He stated that presently there is ample vegetation
to absorb water, but new development could not be handled. Mrs. Vaughn
noted her family is also claiming adverse possession.
Councillor John Nutting, President of the City Council, complimented the
Greenway Road neighborhood and urged the Planning Board to consider the
plan carefully. He also noted that, based upon experience in his ward,
• the blasting is begun too early and it is disruptive on weekends. The
Planning Board felt this was a legitimate concern.
• -4-
Councillor Stephen Lovely of Ward Three, stated he fully supports the
concerns of the neighborhood. He asked that the Planning Board give
them a "fair shake." Councillor-at-Large Jean-Marie Rochna also stated
she supported the neighborhood. The drainage problem in the area is
very bad.
Mr. Philip Brown of 17 Greenway Road expressed concern for the drainage
and also added that currently there are pheasants in the area. He would
hate to see them go.
Walter Power stated he was puzzled about the water problems. When the
new high school was built they were assured that the pipe installed
would solve the problem. The Board will research the matter with the
Director of Public Services. Councillor Lovely stated that there has
been a significant improvement in the water problem since the new pipe
was installed, but there is concern that further development could
exacerbate the problem. Mrs. Mento of 15 Greenway Road reiterated
concerns for the water problems in the area.
Mr. William Mahoney of 8 Castle Road stated the drainage pipe installed
in the area does not handle the problem adequately at all. The
residents will not tolerate any surcharge.
Attorney DiGangi stated that he is aware of the concerns regarding
• drainage of the area. The developer will defer to the wishes of the
City Engineer.
Linda Vaughn stated that drainage is not their only concern. They feel
no waivers should be granted and the Subdivision Regulations should be
strictly adhered to.
There being no further comment, the public hearing was declared closed.
The City Planner will be reviewing the plans and any further meetings on
the proposed project will be attended by Mrs. Vaughn and Councillor
Lovely on behalf of the neighbors.
RE-ZONING
Site Plan Review:
City Planner Kavanaugh stated that the response of the City Council was
excellent to the two proposals put forth at the joint public hearing on
February 20. It was the consensus of the Planning Board to return the
legislation to the Council with some minor changes in the hope that
early passage will take place.
Kenneth May suggested that some language as to the process of enacting
the Site Plan Review should be added. He will be consulted further as
to the addition of some language.
•
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Upon the motion of Kenneth May and second of Normand Houle, the Site
Plan Review legislation will be sent to the Council with the discussed
changes. It was so voted.
Business Park:
Gerard Kavanaugh noted that the Council looked favorably upon this
proposal as well. He would recommend that some "tightening up" of the
proposed uses be done by eliminating boot and shoe manufacturing,
laundry, dry cleaning establishments and printing establishments be
eliminated from the proposed allowable uses for the district. He
further recommended that the buffer zone on the parcel which abuts the
Pyburn, Sophia, Madeline and Ravenna neighborhood be enlarged.
Following some discussion, it was suggested that the buffer follow the
existing zone line, thereby providing approximately a 300' buffer.
Following some further discussion regarding buffer zones from existing
neighborhoods in general, it was agreed that individual cases could be
addressed.
Upon the motion of Donald Hunt and second of Edward Stevenson, the uses
suggested by the City Planner shall be eliminated. It was so voted.
Upon the motion of Edward Stevenson and second of Normand Houle, the
• buffer on parcel #6, Map 3 shall be increased as discussed. It was so
voted.
NEW BUSINESS
Upon the motion of Kenneth May and second of Robert Guethlen, approval
was given to the Planning Department to seek funds to update the Master
Plan. It was so voted.
MINUTES
Upon the motion of Donald Hunt and second of Normand Houle, the Minutes
of February 7, 1985, were approved. It was so voted.
There being no further business, a motion was made to adjourn. Having
passed unanimously, the meeting was declared adjourned at 10:25 p.m.
Respectfully submitted,
Dale E. Yale
Staff Advisor
• MINUTES OF MEETING
March 7, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room, on Thursday, March 7, 1985. Present were Walter Power, Kenneth
May, John Ahern, Normand Houle, Edward Stevenson, and Abby Burns (9:30
p.m. ) Also present was City Planner Gerard Kavanaugh. Donald Hunt and
Robert Guethlen were absent.
Chairman Walter Power called the meeting to order at 7:40 p.m.
FORM A--STANLEY MIKULSKI, ALMEDA STREET
This involves a proposal to divide a single parcel of land into three
lots. Two of the lots have the required 100' of frontage on the
pavement, one does not and will require a variance. This was so noted
on the plan.
Kenneth May expressed the opinion that if the third lot was allowed,
sufficient hardship could be shown to grant the the variance, so the
Planning Board would be creating a non—conforming lot. He suggested the
parcel be divided into two lots.
. Walter Power explained to Mr. Mikulski that it was the Board' s policy
not to allow the creation of new non—conforming lots.
City Planner Gerard Kavanaugh expressed some concern for the road. He
felt adequate roadway improvements should be made before the third lot
is approved. He pointed out that there is no turnaround on the road for
emergency vehicles.
Walter Power stated that Mr. Mikulski could do one of two things. He
could re—subdivide the parcel into two lots or erase the lot line
creating the non—conforming lot, build on the two lots and return to the
Board for a Form C on the desired third lot.
Upon the motion of Kenneth May and second of John Ahern, the Form A was
denied and the plan was returned to Mr. Mikulski unsigned. It was so
voted.
PUBLIC HEARING--FAFARD, SUBDIVISION OF WHALERS LANE
Chairman Walter Power read the notice of the public hearing.
Attorney John Serafini stated this was an additional step in connection
with the overall Planned Unit Development . They are here this evening
for approval of a subdivision plan for the construction of Whalers Lane
which will result in the creation of two lots of land which will be
developed under the residential Planned Unit Development which will
• consist of approximately 550 residential dwelling units.
9
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The roadway location was designed in conformance with the Order of
Conditions issued by DEQE. The Conservation Commission has also
reviewed the proposal and they have concurred.
They have requested waivers from road width--they wish to construct a
50' roadway which will serve residential units, one sidewalk--they plan
a jogging path on one side of the road to provide as a recreation area.
The utilities are in conformance with all codes; the Fire Department has
some concerns which Fafard will address, and the City Engineer needs
more information regarding the lay-out. The developer has also met with
the Board of Health. They intend to use the next few weeks to work
closely with the various Departments prior to final approval.
The Building Inspector concurs with the proposal; the Conservation
Commission concurs; the Board of Health concurs with the added
conditions that the design of the sewage pump station be submitted to
the City Engineer for review and approval, that adequate measures be
undertaken to control rodents, and that rubbish collection be the
responsibility of the condominium association. The School Department
has expressed concern over the impact of the proposed condominium
development on the school system. The Fire Department still has some
questions, most particularly regarding proposed water main size and
water pressure.
Edward Stevenson asked what the "bottom line" was regarding the concerns
of the Fire Department and Captain Robert Turner of the Fire Department
stated that their concern is of a long-range nature--the reduction in
the size of the water main does not gain anything. They are not
satisfied with the flow testing at Caldor. They feel that future
problems could be encountered in that neighborhood.
Kenneth May asked if any other waivers were requested and Daniel Drake
of Fafard noted they are requesting a waiver from curbing requirements.
They wish to construct sloped granite curbings in lieu of vertical
granite curbings.
Walter Power asked if the Board would be able to see how the buildings
on First Street are being constructed prior to the commencement of work
on the residential dwelling units on Whalers Lane and Mr. Serafini
stated those units on First Street are under construction presently.
They would like to begin the road work on Whalers Lane and prepare for
the residential construction.
City Planner Kavanaugh noted that the developer understands that there
will be a long process in the consideration of the large PUD. They wish
to begin the process with the roadway approvals.
John Ahern asked if a 30' paved roadway is adequate and Mr. Kavanaugh
replied he has not reviewed the plan in great detail as yet. Walter
• Power added that any "feeder" roads would be of concern to the Board.
-3-
It was noted that the vote must take place at our April 4, 1985,
meeting.
Kenneth May asked if part of the roadway construction will be over
conservation land and Mr. Serafini replied in the affirmative, adding he
will be working with the City Solicitor to prepare the proper documents.
Kenneth May asked if this will require special legislation and Mr.
Serafini stated he felt the restrictions were sufficiently broad to
preclude this. He has received approval from the Conservation
Commission for this proposal.
John Ahern raised the issue of the jogging path and asked if it would be
covered with gravel and Mr. Serafini replied in the affirmative. He
added it would be maintained by the condo association. Mr. Ahern noted
it would be a good area within which to locate utilities and Mr.
Serafini agreed.
City Planner Kavanaugh noted that over the next two weeks the plan will
be reviewed in detail with the various Department heads to address their
various concerns.
Mr. Anthony Corso of Swampscott Road raised the issue of the project
exacerbating run-off on his property. He has no problem with the
proposal, but is concerned with drainage. Mr. Drake stated that
• post-development drainage will actually be less. Mr. Serafini suggested
a meeting between Mr. Corso and Fafard to address these concerns in
detail.
There being no further discussion, the public hearing was declared
closed.
FORM A--GEORGE VALLIS, HIGHLAND AVENUE
This involves the subdivision of a large parcel on Highland Avenue into
two parcels. Both will have adequate frontage and lot area.
Walter Power asked if the new lot line follows the B-2 zone line and Mr.
Vallis replied in the negative.
Upon the motion of Kenneth May and second of Normand Houle, the Form A
was endorsed, approval under the Subdivision Control Law not required.
It was so voted.
FORM A--ZIEFF, LORING HILLS AVENUE
This involves the subdivision of 7.9 acres from a larger parcel. Mr.
Zieff indicated he plans to construct 98 units on this parcel which will
conform to the requirements of the R-3 zone.
•
• -4-
City Planner Kavanaugh noted that the Planning Board was dealing this
evening with the issue of the subdivision of the land. The development
will fall under the Site Plan Review process. Mr. Zieff noted that he
is anxious to obtain all necessary approvals in order to keep his
carpenters working. He has submitted a site plan and landscaping plan
and would like an expedient approval. The public hearing for the
project will be held on April 4, 1985.
PICKMAN PARK--RESUBDIVISION OF FILLMORE ROAD
Mr. John Emerson, architect for the developer was present to discuss
this proposal which involves the resubdivision of twenty-two lots on
Fillmore Road and Fletcher Way into ten lots. Originally, duplex units
were to be constructed on these lots. They now propose to construct
quadriplex units on the combined lots, with a net loss of two units.
The left over lot will be used as a small recreation area.
Walter Power asked if the Planning Board would have review and approval
over what is proposed for the recreation areas--both the new one
proposed and that area which is proposed for Fillmore Road and Mr.
Emerson replied in the affirmative.
Walter Power asked if the proposed new recreation area would have an
. adverse impact on the abutting neighborhood and Mr. Emerson felt the
change in grade between the proposed area and the abutting neighborhoods
would preclude this.
Walter Power asked how far the Fillmore Road buildings were from the
abutting buildings and Mr. Emerson replied at least 1501 . He noted it
was farther than what was anticipated when duplexes were planned for the
site.
City Planner Kavanaugh noted he had reviewed the plans and would
recommend that the proposed re-subdivision be approved subject to
conditions addressing the landscaping plan and site plans for the
proposed recreation areas.
Walter Power raised the issue of the retaining wall along Fillmore Road.
and asked if the proposed barrier could also be subject to the approval
of the Planning Department. He also asked if the face of the wall could
be constructed of stone or plantings could be installed to screen the
wall from the surrounding neighborhoods. Further, landscaping for the
buildings bordering Jefferson Avenue shall be approved by the Planning
Department.
Councillor Nutting raised the issue of the pile of blasted rock which
exists on Preston Road. He would like to see a condition of the
approval be the removal of that pile. Also the fence which divides the
• Pickman Park property from Mr. Paul Cormier should be addressed and the
completion of the overlay work on Preston Road.
• —5—
Normand Houle felt a safety barrier should be installed at the end of
Nimitz Way.
Upon the motion of Normand Houle and second of Edward Stevenson, the
modification of the original subdivision was approved with the following
conditions:
I. A Landscaping Plan shall be submitted to the Planning Department for
their review and approval prior to issuance of Certificates of Occupancy
for the proposed units. Such plan shall iclude screening proposed for
those buildings bordering Jefferson Avenue and proposed design, barrier,
and screening of the concrete retaining wall along Fillmore Road.
2. A site plan of the proposed "Tot" recreaction area on Marion Road
shall be submitted to the Planning Department for their review and
approval prior to issuance of Certificates of Occupancy for the proposed
units.
3. A site plan of the proposed recreation area on Fillmore Road shall
be submitted to the Planning Department for their review and approval
prior to issuance of Certificates of Occupancy for the proposed units.
• 4. A plan for the stabilization of the bank on Preston Road shall be
reviewed and approved by the Planning Department prior to issuance of
Certificates of Occupancy. This includes the area of blasted rock which
presently exists in that area.
5. A copy of a signed agreement between the developer and Mr. Paul
Cormier of 92 Moffatt Road addressing propert screening of his property
from the proposed development shall be submitted to the Planning
Deprtment prior to issuance of a Certificate of Occupancy.
6. A safety barrier, subject to the review and approval of the Planning
Department, shall be erected at the end of Nimitz Way.
7. A timetable for the completion of overlay work on Preston Road shall
be submitted to the Planning Department for review and approval.
Issuance of Certificates of Occupancy shall be contingent upon adherence
to this timetable.
It was so voted.
MINUTES
Upon the motion of Kenneth May and second of Edward Stevenson, the
Minutes of February 21, 1985, were approved as corrected. It was so
voted.
• —6-
OLD/NEW BUSINESS
The site visit with Jim Zieff of Vinnin Village Associates has been
postponed until March 16, 1985, at 9:30 a.m. Meet at the Sales Office.
There being no further business, a motion was made to adjourn. Having
passed unanimously, the meeting was adjourned at 9:55 p.m.
Respectfully submitted,
sDale E. Yale
•
A
• MINUTES OF MEETING
March 7, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room, on Thursday, March 7, 1985. Present were Walter Power, Kenneth
May, John Ahern, Normand Houle, Edward Stevenson, and Abby Burns (9:30
p.m. ) Also present was City Planner Gerard Kavanaugh. Donald Hunt and
Robert Guethlen were absent.
Chairman Walter Power called the meeting to order at 7:40 p.m.
FORM A--STANLEY MIKULSKI, ALMEDA STREET
This involves a proposal to divide a single parcel of land into three
lots. Two of the lots have the required 100' of frontage on the
pavement, one does not and will require a variance. This was so noted
on the plan.
Kenneth May expressed the opinion that if the third lot was allowed,
sufficient hardship could be shown to grant the the variance, so the
Planning Board would be creating a non-conforming lot. He suggested the
parcel be divided into two lots.
Walter Power explained to Mr. Mikulski that it was the Board's policy
• not to allow the creation of new non-conforming lots.
City Planner Gerard Kavanaugh expressed some concern for the road. He
felt adequate roadway improvements should be made before the third lot
is approved. He pointed out that there is no turnaround on the road for
emergency vehicles.
Walter Power stated that Mr. Mikulski could do one of two things. He
could re-subdivide the parcel into two lots or erase the lot line
creating the non-conforming lot, build on the two lots and return to the
Board for a Form C on the desired third lot.
Upon the motion of Kenneth May and second of John Ahern, the Form A was
denied and the plan was returned to Mr. Mikulski unsigned. It was so
voted.
PUBLIC HEARING--FAFARD, SUBDIVISION OF WHALERS LANE
Chairman Walter Power read the notice of the public hearing.
Attorney John Serafini stated this was an additional step in connection
with the overall Planned Unit Development . They are here this evening
for approval of a subdivision plan for the construction of Whalers Lane
which will result in the creation of two lots of land which will be .
developed under the residential Planned Unit Development which will
consist of approximately 550 residential dwelling units.
•
-2—
The roadway location was designed in conformance with the Order of
Conditions issued by DEQE. The Conservation Commission has also
• reviewed the proposal and they have concurred.
They have requested waivers from road width--they wish to construct a
50' roadway which will serve residential units, one sidewalk--they plan
a jogging path on one side of the road to provide as a recreation area.
The utilities are in conformance with all codes; the Fire Department has
some concerns which Fafard will address, and the City Engineer needs
more information regarding the lay-out. The developer has also met with
the Board of Health. They intend to use the next few weeks to work
closely with the various Departments prior to final approval.
The Building Inspector concurs with the proposal; the Conservation
Commission concurs; the Board of Health concurs with the added
conditions that the design of the sewage pump station be submitted to
the City Engineer for review and approval, that adequate measures be
undertaken to control rodents, and that rubbish collection be the
responsibility of the condominium association. The School Department
has expressed concern over the impact of the proposed condominium
development on the school system. The Fire Department still has some
questions, most particularly regarding proposed water main size and
water pressure.
Edward Stevenson asked what the "bottom line" was regarding the concerns
of the Fire Department and Captain Robert Turner of the Fire Department
• stated that their concern is of a long-range nature--the reduction in
the size of the water main does not gain anything. They are not
satisfied with the flow testing at Caldor. They feel that future
problems could be encountered in that neighborhood.
Kenneth May asked if any other waivers were requested and Daniel Drake
of Fafard noted they are requesting a waiver from curbing requirements.
They wish to construct sloped granite curbings in lieu of vertical
granite curbings.
Walter Power asked if the Board would be able to see how the buildings
on First Street are being constructed prior to the commencement of work
on the residential dwelling units on Whalers Lane and Mr. Serafini
stated those units on First Street are under construction presently.
They would like to begin the road work on Whalers Lane and prepare for
the residential construction.
City Planner Kavanaugh noted that the developer understands that there
will be a long process in the consideration of the large PUD. They wish
to begin the process with the roadway approvals.
John Ahern asked if a 30' paved roadway is adequate and Mr. Kavanaugh
replied he has not reviewed the plan in great detail as yet. Walter
Power added that any "feeder" roads would be of concern to the Board.
•
-3-
It was noted that the vote must take place at our April 4, 1985,
meeting.
Kenneth May asked if part of the roadway construction will be• over
conservation land and Mr. Serafini replied in the affirmative, adding he
will be working with the City Solicitor to prepare the proper documents.
Kenneth May asked if this will require special legislation and Mr.
Serafini stated he felt the restrictions were sufficiently broad to
preclude this. He has received approval from the Conservation
Commission for this proposal.
John Ahern raised the issue of the jogging path and asked if it would be
covered with gravel and Mr. Serafini replied in the affirmative. He
added it would be maintained by the condo association. Mr. Ahern noted
it would be a good area within which to locate utilities and Mr.
Serafini agreed.
City Planner Kavanaugh noted that over the next two weeks the plan will
be reviewed in detail with the various Department heads to address their
various concerns.
Mr. Anthony Corso of Swampscott Road raised the issue of the project
exacerbating run-off on his property. He has no problem with the
proposal, but is concerned with drainage. Mr. Drake stated that
• post-development drainage will actually be less. Mr. Serafini suggested
a meeting between Mr. Corso and Fafard to address these concerns in
detail.
There being no further discussion, the public hearing was declared
closed.
FORM A--GEORGE VALLIS, HIGHLAND AVENUE
This involves the subdivision of a large parcel on Highland Avenue into
two parcels. Both will have adequate frontage and lot area.
Walter Power asked if the new lot line follows the B-2 zone line and Mr.
Vallis replied in the negative.
Upon the motion of Kenneth May and second of Normand Houle, the Form A
was endorsed, approval under the Subdivision Control Law not required.
It was so voted.
FORM A--ZIEFF, LORING HILLS AVENUE
This involves the subdivision of 7.9 acres from a larger parcel. Mr.
Zieff indicated he plans to construct 98 units on this parcel which will
conform to the requirements of the R-3 zone.
•
-4—
City Planner Kavanaugh noted that the Planning Board was dealing this
evening with the issue of the subdivision of the land. The development
will fall under the Site Plan Review process. Mr. Zieff noted that he
is anxious to obtain all necessary approvals in order to keep his
carpenters working. He has submitted a site plan and landscaping plan
and would like an expedient approval. The public hearing for the
project will be held on April 4, 1985.
PICKMAN PARK--RESUBDIVISION OF FILLMORE ROAD
Mr. John Emerson, architect for the developer was present to discuss
this proposal which involves the resubdivision of twenty—two lots on
Fillmore Road and Fletcher Way into ten lots. Originally, duplex units
were to be constructed on these lots. They now propose to construct
quadriplex units on the combined lots, with a net loss of two units.
The left over lot will be used as a small recreation area.
Walter Power asked if the Planning Board would have review and approval
over what is proposed for the recreation areas--both the new one
proposed and that area which is proposed for Fillmore Road and Mr.
Emerson replied in the affirmative.
Walter Power asked if the proposed new recreation area would have an
adverse impact on the abutting neighborhood and Mr. Emerson felt the
• change in grade between the proposed area and the abutting neighborhoods
would preclude this.
Walter Power asked how far the- Fillmore Road buildings were from the
abutting buildings and Mr. Emerson replied at least 150' . He noted it
was farther than what was anticipated when duplexes were planned for the
site.
City Planner Kavanaugh noted he had reviewed the plans and would
recommend that the proposed re—subdivision be approved subject to
conditions addressing the landscaping plan and site plans for the
proposed recreation areas.
Walter Power raised the issue of the retaining wall along Fillmore Road.
and asked if the proposed barrier could also be subject to the approval
of the Planning Department. He also asked if the face of the wall could
be constructed of stone or plantings could be installed to screen the
wall from the surrounding neighborhoods. Further, landscaping for the
buildings bordering Jefferson Avenue shall be approved by the Planning
Department.
Councillor Nutting raised the issue of the pile of blasted rock which
exists on Preston Road. He would like to see a condition of the
approval be the removal of that pile. Also the fence which divides the
Pickman Park property from Mr. Paul Cormier should be addressed and the
• completion of the overlay work on Preston Road.
• —5—
Normand Houle felt a safety barrier should be installed at the end of
Nimitz Way.
Upon the motion of Normand. Houle and second of Edward Stevenson, the
modification of the original subdivision was approved with the following
conditions:
1. A Landscaping Plan shall be submitted to the Planning Department for
their review and approval prior to issuance of Certificates of Occupancy
for the proposed units. Such plan shall iclude screening proposed for
those buildings bordering Jefferson Avenue and proposed design, barrier,
and screening of the concrete retaining wall along Fillmore Road.
2. A site plan of the proposed "Tot" recreaction area on Marion Road
shall be submitted to the Planning Department for their review and
approval prior to issuance of Certificates of Occupancy for the proposed
units.
3. A site plan of the proposed recreation area on Fillmore Road shall
be submitted to the Planning Department for their review and approval
prior to issuance of Certificates of Occupancy for the proposed units.
4. A plan for the stabilization of the bank on Preston Road shall be
• reviewed and approved .by the Planning Department prior to issuance of
Certificates of Occupancy. This includes the area of blasted rock which
presently exists in that area.
5. A copy of a signed agreement between the developer and Mr. Paul
Cormier of 92 Moffatt Road addressing propert screening of his property
from the proposed development shall be submitted to the Planning
Deprtment prior to issuance of a Certificate of Occupancy.
6. A safety barrier, subject to the review and approval of the Planning
Department, shall be erected at the end of Nimitz Way.
7. A timetable for the completion of overlay work on Preston Road shall
be submitted to the Planning Department for review and approval.
Issuance of Certificates of Occupancy shall be contingent upon adherence
to this timetable.
It was so voted.
MINUTES
Upon the motion of Kenneth May and second of Edward Stevenson, the
Minutes of February 21, 1985, were approved as corrected. It was so
voted.
•
-6—
OLD/NEW BUSINESS
The site visit with Jim Zieff of Vinnin Village Associates has been
postponed until March 16, 1985, at 9:30 a.m.. Meet at the Sales Office.
There being no further business, a motion was made to adjourn. Having
passed unanimously, the meeting was adjourned at 9:55 p.m.
Respectfully submitted,
Dale E. Yale
•
t
MINUTES OF MEETING
April 18, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room, on Thursday, April 18, 1985. Present were Walter Power, Robert
Guethlen, Kenneth May, Normand Houle, Donald Hunt, and Abby Burns. Also
present were City Planner Gerard Kavanaugh and Director of Public
Services Paul Niman. Edward Stevenson and John Ahern were absent.
Chairman Walter Power called the meeting to order at 7:40 p.m.
EBERSHOFF--WETLANDS SPECIAL PERMIT
Mr. Rick Moore of Rizzo Associates was present representing Mr.
Ebershoff. They propose to construct a small tenant business park on
Swampscott Road and at the public hearing, the concern was raised by the
Planning Board as to the overall drainage and utility issues for
Swampscott Road. These concerns have been addressed according to
Director of Public Services Paul Niman.
Mr. Moore gave the Board a brief synopsis of the proposal. He explained
the direction of flow of the river and noted that the size of the
culvert proposed for the project (five feet) was chosen specifically
with the two smaller culverts downstream in mind. This five—foot
culvert will take best advantage of the storage capacity of the wetlands
. on the site and will not exacerbate drainage problems downstream. Mr.
Moore added that the two smaller downstream culverts (24" and 36")
definitely need to be addressed, but he is confident that the data
prepared in choosing the five—foot culvert for this project will help
predict the requirements for the two downstream culverts in the future.
Director of Public Services Paul Niman stated he had reviewed the
proposal and is satisfied with the data supplied.
Robert Guethlen asked if there were any immediate plans for the two
downstream culverts and Mr. Niman replied in the negative.
Upon the motion of Donald Hunt and second of Robert Guethlen, the
Special Permit was approved with the added conditions addressed by the
Board of Health and the Conservation Commission. It was so voted.
ZIEFF
Mr. James Zieff was present to submit a plan showing the changes
requested by the various Department heads. He also showed the Board a
rendering of the large center building. The exterior will consist of a
mixture of bricks. and clapboards with a townhouse appearance. He added
that the remainder of the buildings proposed for Phase II will be the
same as those in Phase I.
2
• Abbv Burns asked Mr. Zieff for some clarification of some of the
problems raised at the public hearing. Mr. Zieff pointed out the two
access roads which will be available to distribute traffic away from
that portion of Loring Hills Avenue where the Loring Hills condominimums
are located. There is, therefore, a total of three roads to provide
access to the project. - He further described his plan to make Loring
Hills Avenue one way beyond Loring Hills condominiums so traffic from
his project will be diverted away from Loring Hills condominiums This
would be accomplished through the installation of a berm so that traffic
exiting from Vinnin Village would be forced to use one of the other two
access roads. Mr. Zieff noted that the No Parking signs on Loring Hills
Avenue. have had some effect and he would recommend that the City post
signs on Loring Avenue so that views will not be obstructed. He further
has agreed to donate some land to provide a wider entrance way into
Loring Hills Avenue so that automobiles entering Loring Avenue can
accelerate into traffic easily.
Mr. Zieff further noted that the access driveways are 18' to 20' in
width.
Director of Public Services Paul Niman noted that there has been a
series of meetings with the various Department heads addressing Mr.
Zieff's proposal as well as several others, and Mr. Zieff has been
cooperative in providing documentation as to additional information he
would provide. This is the first time, however, that all the
• information has been incorporated in a plan. Mr. Zieff has indicated a
willingness to do what has been asked of him. City Planner Kavanaugh
added that he will be prepared to make a full recommendation to the
Board by our next meeting.
Normand Houle raised the issue of blasting and City Planner Kavanaugh
noted that a Council order is being prepared addressing this issue. Mr.
Zieff noted that where they plan to be drilling and blasting is 800' to
1200' away from existing housing units, so there should be less of a
problem than when he was constructing Phase 1. He would like to be able
to blast on Saturday' if possible.
Walter Power suggested incorporating the restrictions placed on Pickman
Park on this development as well.
Paul Niman raised the issue of the fire flow problem and Mr. Zieff noted
they will comply with whatever standards are applicable. Additionally,
he will consider a booster pump system to increase the pressure and
flows. Paul Niman noted that the water is adequate for domestic use,
but not for fire.
Donald Hunt asked if sprinklers were to be installed in the buildingst
and Mr. Zieff replied they plan ' o install them only in the large
building. There will be smoke detectors, according to code, installed
in each unit.
•
-3—
Donald Hunt raised the issue of the clean—up of the debris from Phasae I
and Mr. Zieff replied that this will be taken care of. Some work has
already been done on this.
Regarding the proposed donation of land to help the Loring Hills
Avenue/Loring Avenue intersection, Walter Power asked Paul Niman if this
would be an acceptable proposal and Mr. Niman replied he had not
reviewed the idea, but initially, he felt it was a good one. Mr. Zieff
will provide a plan to Paul Niman regarding this .and Mr. Niman will make
a recommendation.
Kenneth May asked if the plans presented this evening show actual
footprints and Mr'. Zieff replied they were conceptual. The Building
Inspector has unit plans and foundation plans.
It was agreed that 'the Planning Board would be prepared to vote on this
project by our next meeting and in the meantime, Mr. Zieff can do some
site preparation with the granting of a Drainage Alteration Permit from
the Engineering Department.
BOARD OF APPEAL AGENDA
The Planning Board will address the issue of a request for a
Comprehensive Permit by the Salem Housing Authority to construct twelve
. housing units on First Street. The Planning Department has not reviewed
the plans in detail and it was suggested the Board of Appeal consider
continuing the matter.
MINUTES
Upon the motion of Kenneth May and second of Abby Burns, the minutes of
March 21, 1985, were approved. It was. so voted.
Upon the motion of Abby Burns and second of Donald Hunt, the minutes of
April 4, 1985, were approved. It was so voted.
OLD/NEW BUSINESS,
The Board members were reminded that a Joint Public Hearing with the
City Council will be held at 7:00 p.m. , on Thursday, April 25, 1985.
All members are asked to attend if possible.
Further, it was agreed that our next meeting would .begin at 7:00 p.m. in
light of the fact that there is a long agenda for that evening.
There being no further business, a motion was made to adjourn. Having
passed unanimously, the meeting was declared adjourned at 10:40 p.m.
Respectfully submitted,
• Dale E. Yale
� r
f �
MICHAEL E. O'BRIEN9 MARY P. HARRINGTON
CITY SOLICITOR 2'+o,yru+'�~ ASSISTANT CITY SOLICITOR
93 WASHINGTON STREET 93 WASHINGTON STREET
and and
187 FEDERAL STREET CITY OF SALEM 59 FEDERAL STREET
SALEM, MA 01970 MASSACHUSETTS SALEM, MA 01970
7451311 744-0350
744.3383
Please Reply to 187 Federal Street Please Reply to 59 Federal Street
April 24, 1985
MEMO
TO: Members of all City Boards and Commissions
FROM: City Solicitor Michael E. -'O'Brien
SUBJECT: Conflict of Interest Law (M.G.L.c.268A)
Please be advised it has come to my attention many members of the various
boards and commissions feel that they are not "municipal employees" subject to the Mass-
achusetts Conflict of Interest statute because they serve part-time and without compen-
sation . Massachusetts General Laws Chapter 268A defines municipal employee "as a per-
son performing services for or holding an office, position , employment, membership in
a municipal agency, whether by election , appointment, contract for hire or engagement ,
whether serving with or without compensation , on a full , regular, part-time, intermit-
tent or consultant basis . . .". Accordingly, it is my opinion that you are "municipal
. employees" and subject to the provisions of the aforementioned statute.
Generally, the conflict of interest law provides, with certain exceptions ,
that municipal employees may not participate in any matter in which they, their immed-
iate family, their partners or businesses which they are or may be associated have a
financial interest. A municipal employee may not have a direct or indirect financial
interest in a contract made by a municipal agency of the City. Also, a municipal employee
may not directly or indirectly receive or request compensation from anyone in relation to
any particular matter in which the City has a direct and substantial interest.
Asa violation, of the conflict of interest law may provide for a fine or im-
prisonment or 'both, a municipal employee may apply to this office or the State Ethics
Commission for an advisory opinion on any question arising under the statute. in addi -
tion , this office will , upon request, provide a municipal employee with a complete__1 copy
of the statute.
Michael E. O' Brien
City Solicitor
cc: All Chairpersons of Boards and Commissions
cc: Posted City Hall
cc: City Clerk
•
d
• MINUTES OF .MEETING
May 2, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room, on Thursday, May 2, 1985. Present were Walter Power, Kenneth May,
Edward Stevenson, Abby Burns, Robert Guethlen, Donald Hunt , and Normand
Houle. Also present was City Planner Gerard Kavanaugh. John Ahern was
absent.
Chairman Walter Power called the meeting to order at 7: 15 p.m.
PUBLIC HEAPING--SALEM SUEDE; WETLANDS AND FLOOD HAZARD SPECIAL PERMIT
Chairman Walter Power read the notice of the public hearing.
Mr. Paul Mulloney of SP Engineering, engineers for the project gave the
Board a brief overview of the proposed project. Salem Suede is required
by the EPA to construct a sewage pre-treatment facility prior to
discharging into the SESD sewage treatment plan. SESD has approved the
proposal, but because it is to be constructed in a flood hazard area, a
Special Permit is required.
The system consists primarily of a primary settling tank which is
constructed of concrete and serves as a settling tank to settle out
. pollutants. A chemical is added to help in the settling process and the
resulting sludge is then stored in two storage tanks prior to being
taken off site to an approved facility.
Mr. Mulloney explained the pre-treatment proposal further:
1 . Wastewater from the tanner flows by gravity to a pump area. In the
pump pit the .pH is monitored and the wastewater is agitated to prevent
settlement of solids.
2 . The wastewater is then pumped to a mixing chamber and combined with
alum and polymer to assist in the settling out of solids.
3. Solids are settled out in a settling tank. The sludge is removed
from the bottom of the tank and the remaining wastewater is monitored
prior to discharge into the sewer system.
4. The sludge is pumped into twin storage tanks and is de-watered on
site. Presently, all the tanneries in the area are looking into a
central sludge facility. Once the sludge is de-watered, the water
removed is put back through the mixing process again. Sludge is
disposed of .at a central facility off-site.
Mr. Mulloney noted the new facility will be located 30' from the North
River canal. The top of the wall is above the 100-year flood level and
• the base of the tank is above mean high water.
z
• The Building Inspector concurs with the plan; the Engineering Department
concurs.; the Board of Health concurs; and the Conservation Commission
has issued an Order of Conditions referencing plans and 0 & M Manual
submitted and requiring that all tanks have a factor of safety of at
least 1.5.
Edward Stevenson asked if the sludge would be disposed of anywhere in
Salem and Mr. Mulloney replied in the negative.
Mr. David Sheehan of 75-77 Mason Street asked how close the new facility
would be to his property and Mr. Mulloney pointed out the location on
the plan. He noted it will be as far away from Mr. Sheehan's house. as
possible and still be located within the property lines.
Mr. Sheehan raised the issue of the odor which sometimes emanates from
the plant and Mr. Mulloney noted the "beaming" process which causes the
odor problem has been eliminated, so this should no longer be a problem.
Mr. Sheehan noted the Salem Suede property is a "junkyard." Mrs. Dupuis
of 80 Flint Street echoed these sentiments. City Planner Kavanaugh
noted that this issue was not specifically within the pervue of the
Special Permit, but a suggestion could be made that the company address
the clean-up issue. He would recommend the approval of the Special
Permit as it is required by the EPA.
• There being no further discussion, the public hearing was declared
closed.
Upon the motion of Kenneth May and second of Abby Burns, the Special
Permit was approved. It was so voted.
Regarding the upkeep of the property, a letter will be sent to the Board
of Health asking them to address the issue. Mr. Mulloney added he will
speak with the owners and the property will soon be in a "pristine"
condition.
PUBLIC HEARING--FORM C--JAMES ABRAM, SABLE ROAD
Chairman Walter Power read the notice of the public hearing.
Mr. James Abram and Mr. Peter Ogren of Hayes Engineering were present to
discuss the proposed three-lot subdivision on Sable Road.
Mr. Ogren noted that several years ago Sable Road was laidi.out on paper,
but was never actually completed. They are now proposing a new lay-out
which would show a portion of Sable Road being extended into a
cul-de-sac rather than being connected as a through street: This is
proposed to avoid "cut-through" problems in the neighborhood. There is
no wish by the applicant to utilize the whole portion of Sable Road .
• The propose to sub-divide three lots, each having more than 100' of
frontage and more than 15,000 square feet of lot area. The turnaround
they propose will conform to Subdivision standards.
-3-
They are requesting waivers from and Environmental Impact Statement, a
statement of conformance with the Master Plan, design standards for road
width and sidewalks, and drainage issues. It was noted there are no
catch basins in the area presently, so there would be no way to connect
in any drainage- systems. A three-lot subdivision will not significantly
contribute to an increase in run-off.
Walter Power asked what the width of Sable Road was currently and Mr.
Ogren replied the width was approximately 28' . There are no sidewalks
presently on Sable, so they wish a waiver from sidewalk construction.
The Building Inspector concurs with the plan; the Engineering Department
concurs; the Board of Health concurs with the added conditions that an
assessment of the site for pests be done and dust control be exercised
during excavation and construction; the Conservation Commission concurs
with the proposal.
Donald Hunt felt there should be no waiver from sidewalks allowed. Mr.
Ogren noted there were no sidewalks on Sable Road to extend.
Mrs. Susan LaJoie of 11 Sable Road raised the issue of storm drainage.
She feels that no exacerbation of drainage should be allowed. It was
noted the City Engineer had approved the plan. Walter Power added that
the Planning Board will make a site visit prior to any action on the
proposal.
• Mrs. La Joie raised the issue of blasting on the site and Peter Ogren
stated that blasting is controlled through the Fire Department. He
added that they will do a pre-blast survey of the surrounding
neighborhood prior to any blasting. They would also entertain this
being a condition of the the final approval.
Councillor Leonard O'Leary of Ward Four noted that the developer had
brought a plan before the Board of Appeal several months ago for
thirteen lots, which he later withdrew. He is concerned that further
development will go through beyond these three lots and the four that
were previously approved by the Board under a Form A decision. In
response to this, Mr. Abram stated that he plans no further development,
nor does have any more land in the area to develop.
Councillor O'Leary further stated that he would like to see sidewalks
and curbing. He wishes to be recorded as opposed to the proposal.
Mr' Tower, 14 Hartford Street wishes to be recorded as in favor of the
proposal. Mr. Abram has cleaned up the area considerably, the homes he
is in the process of building of a high quality and the blasting was all
done correctly with no problems to the abutters. The area previously
was a dump site and Mr. Abram has rectified that situation,.
•
-4—
Walter Power asked if Mr. Abram will be building the houses himself on
these three lots and Mr. Abram replied that most likely he. would. The
lots are already all spoken for. Mr. Abram also wished to clarify the
situation with the Board of Appeal. He came in to the Beard of Appeal
with the thirteen lot configuration at the suggestion of Mr. McIntosh
who noted the lot areas would be compatible with the surrounding
neighborhood. He now is proposing lot areas that conform to the present
zoning and subdivision requirements.
There being no further discussion, the public hearing was declared
closed.
It was suggested that Councillor O'Leary be designated as the spokesman
for the neighborhood and he will be notified of any upcoming discussion
on the proposal. The Planning Board will also be scheduling a site
visit to view the. property first hand.
GREENWAY ROAD
Attorney Peter DiGangi was present and thanked the Planning Board for
their time in reviewing the Greenway Road subdivision plan. He
understands that the sentiment is the Planning Board' s reaction will be
negative, therefore, he formaly requests that they be allowed to
withdraw without prejudice.
• Upon the motion of Kenneth May and second of Donald Hunt , the applicant
was allowed to withdraw without prejudice. It was so voted.
SOPHIA ROAD
Mr. Sydney Gerber was present to discuss the modifications he has made
to his plan to resolve the issues raised by the Department heads.
Walter Power noted that he had visited the site some time ago and had
made some recommendations to the City Planner regarding the various
issues which need to be addressed. The issue of the turnaround was the
most difficult and this plan shows a turnaround of approximately 40' in
diameter.
City Planner Kavanaugh noted that , although Mr. Gerber has resolved most
of the issues requested, the turnaround is inadequate as is shown on the
plan. Therefore, the consensus of the Department of Public Services and
the Planning Department was to recommend the plan be denied.
Mr. Gerber stated that Mr. Niman has indicated his acceptance and Mr.
Kavanaugh noted that the .present turnaround shown on the plan is
approximately 45' in diameter and the Subdivision Regulations require
116 ' . There have been occasions where the Planning Board, has allowed a
waiver of the 116' , but the discrepancy is just too large in this case.
•
Upon the motion of Kenneth May and second of Normand Houle, the Form C
application is denied due to the fact that the requirements of Section
• V—A, 4 b of the Subdivision Regulations of the City of Salem which
requires the outside diameter of a cul—de—sac to be 116 ' . It was so
voted.
FAFARD--SUBDIVISION OF WHALERS LANE
Attorney John Serafini was present to discuss the proposed subdivision
which would enable Fafard to begin construction of Whalers Lane. They
have met with all the Department heads and all now seems to be in order.
They are amenable to an approval with conditions.
Cfty Planner Kavanaugh noted the Planning Department and other City
Departments have spent a great deal of time on this and, based on
several meetings on the issue, the Planning Department has prepared a
list of proposed conditions (attached hereto and made a part hereof) .
Abby Burns raised the issue of curbing and Mr. Kavanaugh noted the issue
had not been resolved as yet and he suggested it be conditional upon a
mutual agreement between the developer, the Planning Department and the
Department of Public Services. Kenneth May felt it would be appropriate
to require that vertical granite curbing be placed on the plan with the
stipulation that the Planning Board could waive the requirement in the
future if necessary. Attorney Serafini felt that some flexiblity was
needed, but this should suffice. They would prefer sloped granite -
curbing or some sort of compromise, but could be amenable to vertical.
• Donald Hunt said vertical curbing was a necessity.
Donald Hunt asked if Fafard would be putting a rough course of pavement
on the roadway and then placing the utilities and Daniel Drake of Fafard
replied the utilities would go in first within the right—of—way then
gravel and a binder would be placed on the road. The final course of
pavement would be installed when the first phase of construction was
completed.
Upon the motion of Kenneth May and second of Donald Hunt, vertical
curbing shall be shown on the plan to be endorsed with the Planning
Board reserving the right to waive the requirement for vertical curbing
if it deems necessary. It was so voted.
Regarding the other waivers requested (see attached list) , upon the
motion of Kenneth May and second of Robert Guethlen, the requested
waiver of road width was approved, the planting strip width requested
was approved, and the street construction standards requested were
app4oved. It was so voted.
Upon the motion of Kenneth May, the plan with the recommended added
conditions and the addition of the requirement for curbing shallbe
approved. It was so voted.
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• ZIEFF SITE PLAN REVIEW SPECIAL PERMIT
City Planner Kavanaugh noted that all issues have been complied with
except the issue of fire flows. Mr. Zieff has indicated he will address
this issue and resolve the problem.
The Planning Department prepared a list of proposed conditions (attached
hereto and made a part hereof) which the Planning Board reviewed.
Regarding #10, Mr. Zieff stated he is presently undertaking further
testing to address this issue.
Regarding Condition #2, he noted he will still be constructing in Phase .
I. City Planner Kavanaugh noted this will be taken into account. Mr.
Zieff stated that the area behind Loring Hills condominiums has already
been.addressed. The area has been graded and loamed and will be seeded
next week.
There followed several minutes of discussion regarding #3 which
addresses the matter of diverting construction vehicles away from Loring
Hills Avenue and the installation of a directive berm to divert traffic
from Vinnin Village away from the area of Loring Hills Avenue abutting
Loring Hills condominiums. It was generally agreed alternative
entrances and egresses should be addressed. Mr. Zieff stated he will
widen the construction road and make an attempt to divert construction
. vehicles away from Loring Hills Avenue. Following further discussion,
it was agreed the upgrading of the construction road would be tied to
the issuance of the 51st Certificate of Occupancy for Phase II.
Regarding the issue of the curbing, Mr. Zieff stated that there were
many areas where curbing was not needed--i.e. when there were vertical
cuts of rock or planters with bushes, etc.
Regarding:#12, he would like to add "except in conditions of emergency."
Following some discussion as to construction hours, particularly with
regard to drilling, it was agreed to change 4:00 p.m. cessation time to
4:30 p.m.
Upon the motion of Kenneth May and second of Normand Houle, the Special
Permit with the proposed conditions as amended was approved. It was so
voted.
FORM A--INGEMI, BARNES ROAD
This involves the subdivision of one large pArcel into three smaller
parcels, each with 100, of lot width and 15,000 square feet or more of
lot area , pursuant 'to a variance granted by the Board of Appeal on April
10, 1985 (the area is R-3 , so a variance from lot area was required).
It was noted the three lots comply with single-family zoning
• requirements.
Upon the motion of Kenneth May and second of Abby Burns, the Form A was
• endorsed, approval under the Subdivision Control Law not required. It
was so voted.
FORM A--BACHAROWSKI, HIGHLAND STREET
This involves the addition of one small parcel of land from one lot
being combined with the abutting lot for gardening purposes.
Upon the motion of Robert Guethlen and second of Kenneth May, the Form A
was endorsed, approval under the Subdivision Control Law not required.
It was so voted.
MINUTES
Upon the motion of Normand Houle and second of Edward Stevenson, the
Minutes of April 18, 1985, were approved. 'It was so voted.
There being no further business,a motion was made to adjourn. Having
passed unanimously, the meeting was adjourned at 10:25 p.m.
Respectfully submitted,
Dale E. Yale
•
Fafard Requested Waivers
• Requirement Requested
Minimum road width 36' 30,
Planting strip width ' 5' 416"
Street construction 12" gravel; 2 courses; 12" gravel ;
2'k" and 1' " 2 courses;
2"and '1"
FAFARD PROPOSED CONDITIONS
1. Landscaping of planting strips shall be subject to the review and
approval of the Planning Department.
2. Curbing of the proposed roadway shall. be subject to the review and
approval of the Planning Department.
3. Easements shall be provided wherever drainage systems, water, or
sewer systems are outside the right—of—way.
4. A method for the holding and disposal of rubbish shall be submitted
to theBoard of Health for their review and approval.
5. A licensed rodent control firm shall be employed to undertake a site
. evaluation prior to commencement of construction.
6. Number and location of fire boxes shall be subject to the review and
approval of the Fire Chief and City Electrician.
7 . A sedimentation and erosion control plan shall be submitted to the
Planning Department for review and approval.
8. Final approval of: underground utilities, street lighting,
communications, drainage, water, and sewer shall be subject to the
r6view and approval of the Planning Board following a determination of
the total infrastructure needs of the proposed development and the
developable land parcels in the surrounding area.
9. All construction shall be in accordance with the rules and
regulations of the Planning Board and the Subdivision Regulations.
•
• ZIEFF PROPOSED CONDITIONS
1 . All work shall conform to Plan entitled "Vinnin Village II, Site
Plan", dated Mar. 8, 1985, revised April 1 and April 11 , 1985,
stamped by Robert G. Veine, R.P.E.
2. Prior to commencement of construction, land disturbed or damaged
by development of Vinnin Village Phase I, shall be restored to its
former clean and/or undisturbed condition. Such areas shall be
defined by the City Planner.
3: Loring Hills Avenue shall be one way in an easterly direction from
the intersection of Loring Avenue and Loring Hills Avenue to its end and
traffic exiting from Vinnin Village shall not utilize such roadway and
instead shall utilize a roadway to be impioved which 'now exists as a
construction road.
4. A booster pump, subject to the review and approval of the City
Engineer and Fire Department shall be installed to ensure
adequate water pressure and flow for emergency fire use, unless
determined to be unnecessary after future testing.
5. Sloped granite curbing shall be installed along all access
roadways/driveways.
• 6. Location and screening of trash receptacles shall be subject
to the approval of the Board of Health, and shown on above—
referenced plan.
7 . Refuse removal, road and ground maintenance, and snow removal
shall be the exclusive responsibility of the Homeowners'
Association.
8. All sanitary sewer pipes shall be constructed of PVC
9. A minimum of 3' of cover for storm drain pipes and 4' of cover
for sanitary sewer pipes shall be required.
10. Headwalls at each drainage outlet shall be installed.
11. Improvement of the construction road for vehicular flow .shall be
subject to the review and approval by the Conservation Commission,
City Engineer, and City Planner
12. Salt as a de—icing agent shall be prohibited
13. All construction within the development shall be conducted in
accordance with the following conditions.
a. No work shall commence before 7 :00 a.m. on weekdays and
8:00 a.m. on Saturdays. No work shall continue beyond
5:00 p.m. No work shall be conducted on Sundays.
k ;
b. All reasonable action shall be taken to minimize the
negative effects of construction on abutters' such as
noise, dust, fumes. Advance notice of the commence—
ment of construction shall be provided to all abutters'
in writing
c. All construction vehicles shall be cleaned prior to
leaving the site
d. The Salem Fire Protection Code regarding blasting shall
be strictly adhered to (M.G.L. C. 118 S. 10A and 527 C.M.R.
13.00)
e. Drilling and blasting shall be limited to Monday—Friday only
between the hours of 8:00 a.m. and 4:00 p.m. There shall be
no drilling or blasting on Saturdays, Sundays, or holidays.
a
f. All construction shall be carried out in accordance with the
Rules and Regulations of the Planning Board. A Clerk of the
Works shall be provided by the City at the expense of the
developer as is deemed necessary by the Director of Public
40 Services and the City Planner
12. Landscaping of the project shall conform to plan entitled,
"Landscape Plan, Vinnin Village '2," prepared by K. Bell and
dated Mar. 30, 1985
a. Shrub diameters shall be as shown on scale plan referenced
above. Mature trees shall be a minimum caliper of 3" and
shall be so depicted on above referenced plan.
b. Shrubs and trees shall be maintained in a healthy and
thriving condition. Should these plantings not remain
in a healthy and thriving condition, the responsibility
for replacement of such plantings shall be the developer
or his successor in interest
13. Improvements at the end of Loring Hills Avenue to aid in traffic
acceleration shall be subject to the review and approval of the Director
of Public Services and the City Planner.
•
< 1
MINUTES OF MEETING
• MAY 16, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room, on Thursday, May 16, 1985. Present were Walter Power, John Ahern,
Abby Burns, Normand Houle, Kenneth May, Edward Stevenson and Robert
Guethlen. Also present were City Planner Gerard Kavanaugh and Staff
Advisor Dale Yale. Donald Hunt was absent.
FORM A--DIBIASE, MARION ROAD
This petition involves a request by Mr. DiBiase to combine two lots on
Marion Road into one larger lot.
It was pointed out by Kenneth May and Walter Power that the plan did not
show the new lot required. If the plan was endorsed as presented this
evening, in fact we would be creating an undersize lot.
Upon the motion of Kenneth May and second of Abby Burns, the Form A was
denied on the basis that the lot proposed does not show adequate
frontage and lot area. It was so voted.
FORM A--ROBERT BOUCHARD
. This petition involves the addition of a portion of property presently
owned by New England Telephone to a parcel owned by Robert Bouchard.
Upon the motion of John Ahern and second of Abby Burns, the Form A was
endorsed, approval under the Subdivision Control Law not required. It
was so voted.
PUBLIC HEARING—BUSINESS PARK DEVELOPMENT SPECIAL PERMIT—EBERSHOFF;
SWAMPSCOTT ROAD
Chairman Walter Power read the notice of the Public Hearing.
Mr. Rick Moore of Rizzo Associates was present representing David
Ebershoff. Mr. Moore gave a brief description of the project and noted
the Board' had reviewed the plan previously under the Wetlands Special
Permit.
Mr. Moore stated that the plan presented this evening differs slightly
from what was previously presented. The new plan shows less self
storage space and an increase in office space. The first building will
be located closer to Swampscott Road and there will be additional
parking to the rear of the project along the pond.
Mr. Moore gave a brief overview of the individual buildings to be
located on the parcel. The first building will consist of 15 units with
a doorway and three to four windows per unit. This will serve as small
• office space and will also have a rear access by a roll up metal. door.
This building will be two levels and the second level will consist of
storage space.
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The second building will also be two levels but only one will be visible
• from Swampscott Road due to the contours of the parcel. The second
level will have a balcony to be used for access.
The third building will be just dead storage with roll up doors on both
sides and the forth building, closest to the pond, will consist of space
for "incubator" office space.
Mr. Moore noted the middle two buildings will not be heated. Forty-four
exterior lights with 100 watt sodium bulbs will be provided for security
purposes. All utilities will be placed under ground, lighting will be
controlled by. a timer and the entire parcel will be fenced in with a
security gate controlled by a card for tenants. A manager' s residence
will also be included for security. This space will include such
amenities as a copy machine, and possible secretarial services.
Lavoratory services will conform to State sanitary codes.
John Ahern asked if any unusual fire vention procedures needed to be
followed and Mr. Moore replied they will conform to all necessary codes
and there will be exclusion clauses in the individual leases to control
storage of flammables, etc.
Regarding snow removal, snow will be pushed to the banks along the side
property line over the area where the culvert is located.
Mr. Moore stated it was Mr. Ebershoff's intention that landscaping would
. be handled by a local landscape architect after construction has been
substantially completed. It was generally agreed by the Board that a
full landscaping plan would be needed prior to approval. Mr. Kavanaugh
agreed that this would be necessary.
Kenneth May asked if the middle two buildings could be used for
something other than storage should the need arise and Mr. Moore replied
in the affirmative. Edward Stevenson asked how the buildings would be
heated and Mr. Moore replied that gas fueled space heaters will be used
and billed to the individual tenants.
Walter Power asked who would be responsible for general maintenance
( i.e. , restroom) and Mr. Moore stated this would be the responsibility
of the office manager.
Walter Power asked what the setback of the first building from
Swampscott Road was and Mr. Moore responded it was 100 feet. Walter
Power stated it may be necessary to obtain some sort of right-of-way to
widen Swampscott Road and Mr. Moore noted there was a sliver of property
owned by Essex County so this would be possible.
The Board of Health concurs with the added comment that utility tie-ins
and sanitary waste be subject to the approval. of the engineering
department and that the issues of pest control, street cleaning and
trash removal be adequately addressed. The building inspector concurs
• with the plan and has asked for details of lighting, landscaping, snow
storage and existing natural features be shown on the plan. The
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Conservation Commission concurs with the proposal and the City Engineer
• concurs subject to the approval of sewer lines from First Street.
There being no further discussion nor public input, the Public Hearing
was declared closed.
PUBLIC HEARING—PLANNED UNIT DEVELOPMENT SPECIAL PERMIT FAFARD, WHALERS
LANE
Chairman Walter Power read the notice of the public hearing.
Attorney John Serafini gave the Board a brief outline of the Board's
past association with the developer. He noted that their aim this
evening was to present a proposal for the residential Planned Unit
Development on Whalers Lane.
Mr. Serafini noted that under the present zoning, approximately 940
housing units will be allowed on the parcel. They are proposing 552.
The order of conditions drafted by DEQE and the environmental impact
report which was done based on 940 units are on file with the Planning
Board.
Mr. Serafini stated that the project will be developed in phases to
minimize impact on abutters. The first phase anticipated to contain
approximately 200 dwelling units. The Planning Board will have site
plan review over each phase of the Planned Unit Development.
• Mr. Danny Drake from Fafard gave the Planning Board a brief overview of
the proposed development. He noted the buildings were set on the parcel
to fit the existing contours with minimal change to the land contour.
Kenneth May expressed some concern for the request that the Board
approve a conceptual plan. Attorney Serafini replied the Board would
have ample orrortunity to review the project in phases and would allow
for some flexibility in developing the overall plan.
City Planner Kavanaugh stated the developer was not requesting approval
for a conceptual plan but was asking for a framework within which to
develop comprehensive site plans.
Robert Guethlen asked what the density of the project was proposed to be
and Mr. Drake replied 8.55 units per acre. He added, the buildings are
sited according to land contours but the developer wishes some
flexibility in actual building style once it has been determined what
the market demands.
Walter Power asked if road widths, etc. would be addressed in the
comprehensive site plans and Attorney Serafini stated that they
anticipate presenting detailed site plans for each phase. Mr. Serafini
further stressed the need for the same type of flexibility which was
• exercised in the approval of the industrialicommercial PUD. They are
looking for some dialog with the Board which will aid with the overall
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development of the plan.
• The Board of Health has concurred with the plan and has asked for the
issues of pest control, rubbish removal and safety of drinking water be
addressed. No other comments from department heads have been received
to this date.
There being no further discussion nor public input, the public hearing
was declared closed.
B-5 DISCUSSION
City Planner Kavanaugh stated that as a result of the public hearing, he
has put together some recommendations to amend the proposed zoning
change in response to concerns raised by various City Councillors.
Four areas were removed from the proposed new zone: Union and Herbert
Street neighborhood, St. Peter Street to Howard Street including the
County Jail and the cemetery, the Derby and Central Wharf Area, and a
small residential portion of High Street.
Further, the parking requirements will be as follows: One space, on or
off site, will be required for any rehabilitated buildings, all new
construction will require one and a half spaces on-site, and on the
northern bank of the North River from North Street down Franklin Street
to Franklin Park any construction will require one and a half spaces per
dwelling unit on-site.
• Upon the motion of Edward Stevenson and second of Abby Burns, the
legislation with the changes recommended by the City Planner will be
sent to the City Council for their action. It was so voted.
Upon the motion of Kenneth May and second of John Ahern, the legislation
for Business Park development special permit and site plan review shall
be submitted to the City Council for their action. It was so voted.
OLD/NEW BUSINESS
The Planning Board Annual Dinner will be held on June 28, 1985, at The
House of Seven Cables.
Action on the minutes will be deferred to our next meeting.
There being no further business, a motion was made to adjourn. Having
passed unanimously, the meeting was declared adjourned at 10:00.
Respectfully submitted,
Nancy Syatt
•
• MINUTES OF MEETING
April 4, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room, on Thursday, April 4, 1985. Present were Donald Hunt, Normand
Houle, Edward Stevenson, Abby Burns, and Kenneth May. John Ahern,
Robert Guethlen, and Walter Power were absent. Also present was City
Planner Gerard Kavanaugh.
Vice—Chairman Kenneth May called the meeting to order at 7 :35 p.m.
FORM A--HEWITT CONSTRUCTION, ROCKDALE AVENUE
Mr. Thomas Donovan, an attorney representing Mr. Hewitt, was present to
discuss a proposed Form A application for nine lots on Rockdale Avenue.
Each lot has sufficient frontage and lot area for the zone.
Mr. Donovan noted that his client felt that the abutters of the parcel
would have some questions regarding drainage. Therefore, Mr. Hewitt has
agreed to submit drainage, sewer, and any other necessary engineering
plans to the Engineering Department for their review and approval. Mr.
Hewitt' s attorney has submitted a letter to that effect which was read
by the Vice—chairman.
• Upon the motion of Normand Houle and second of Abby Burns, the Form A
was endorsed, approval under the Subdivision Control Law not required.
It was so voted.
FORM A--FAFARD
Mr. Danny Drake of Fafard was present to discuss three separate plans
which are necessary for Fafard to clarify the lot lines which encompass
the commercial/industrial PUD area.
Some concern was expressed by the Board that one of the Form A' s created
two separate buildable lots. Mr. Drake explained that this line follwed
the zone line and was designated this way for financing purposes. It
was also noted by the Board that there were to be no further Form A
applications from Fafard. However, City Planner Kavanaugh noted that
the Board still has control over each parcel through the site plan
review process for each parcel.
Following further discussion, the Board agreed to sign the plan pending
the resolution of the Board's concerns. Kenneth May will clarify the
Board's concerns with Attorney Serafini. Upon the motion of Donald Hunt
and second of Edward Stevenson the signing of the plan will be delayed
pending resolution of the Board's concerns. It was so voted.
•
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PUBLIC HEARING--COMMONWEALTH OF MASSACHUSETTS D. P. W.--PROPOSAL TO
REPLACE AN EXISTING DRAIN PIPE AND HEADWALL UNDER HIGHLAND AVENUE
Vice—chairman Kenneth May read the notice of the public hearing.
Mr. Bob Carter of the State D.P.W. was present to discuss the State' s
proposal to replace a portion of existing drain pipe that has broken
down adjacent to Highland Avenue. He noted this is strictly a
maintenance project and would resolve a current standing water problem
which has caused some concern in the past. A 36" round pipe will be
installed and the existing headwall will be removed and replaced.
. Mr. Carter noted the Conservation Commission has requested the
elevations be maintained and proper erosion control procedures be
followed.
The Engineering Department concurs with the plan; however Mr. Niman
would prefer a rip—rap slope, but noted this was a State maintenance
issue as opposed to a City one; the Building Inspector concurs
expressing similar concerns to the Engineering Department; and the Board
of Health concurs requesting a program of dust control and pest control
be instituted.
Mr. Richard Deschamps questioned the exact location of the proposed work
• and Mr. Carter noted it would be on the westerly side of Highland Avenue
opposite the Moose Lodge. Mr. Deschamps asked how far under the highway
the work will take place and Mr. Careter noted they will not be
excavating under the highway at all, but will perform work 30' into the
slope. They will not encroach on the existing box culvert, just replace
the concrete pipe on the slope.
There being no further discussion, the public hearing was declared
closed.
Upon the motion of Donald Hunt ann second of Abby Burns, the Special
Permit was approved with the addition of the requested conditions by the
varions Department heads. It was so voted.
PUBLIC HEARING--SITE PLAN REVIEW--VILLAGE AT VINNIN SQUARE
Vice—chairman Kenneth May read the notice of the public hearing.
Mr. James Zieff, representing Vinnin Associates was present to discuss
his plan to construct Phase II of a lot of land off Loring Hills Avenue.
They propose ninety—eight units of townhouse and moderate rise
construction. They plan 100% undercover parking and 100% restricted
parking for tenants. The project will cover approximately eight acres.
•
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Mr. Zieff noted the land is "rugged" and they intend to construct this
phase very much like the first phase. The buildings fit in to the
contours of the land. He further noted that they feel the designs are
very good and so far have been quite successful.
Mr. Zieff presented an artist' s rendering of the proposed building. The
exteriors are a combination of brick, stucco, or clapboard in a colonial
theme.
He projected there will be 1.2 autos per unit, 1.4 persons per unit, and
in the present development of 68 units, there are no school age
children. 21.5% of the land will be covered. The remainder will be
left in its natural state. Most driveways/roadways will be
"single—loaded." The development abuts conservation land. The units
which are to be located around a pond on the property are beyond the
100' mark. He intends to improve the pond at some point in the future
and may consider constructing a jogging path of some sort.
City Planner Kavanaugh stated that Mr. Zieff had met with he and other
Department heads and presently more information is needed before a
recommendation can be made. Mr. Zieff has been cooperative in providing
the information requested as quickly as possible.
The Board of Health concurs with plan with the additional request that a
• pest control plan be instituted, dust be kept to a minimum and an
acceptable plan for the removal of trash be submitted to the Board of
Health.
Mrs. Leatrice Cohen of Valiant Way stated she was the first owner of the
first phase and is extremely satisfied. The development is quiet, well
built, and beautifully landscaped.
Mr. Gleason of 9 Moffatt Road stated is he ver much impressed with the
proposal and feels it will be an asset to the City.
Mrs. Barbard Maberblatt of Valiant Way spoke enthusiastically about the
project. She is very pleased with her unit in the first phase.
A letter from Mr. Alvin Miller, a resident of the first phase, speaking
in favor of the proposal, was read for the record.
Mr. Frank Rubenstein, trustee of Loring Hills Condominiums, stated he
was not in favor nor necessarily opposed. However, there are questions
he wishes to raise. He questioned the adequacy of the sewer and
drainage to handle 98 more units with a potential third phase.
Mr.Rubenstein questioned if the City Engineer felt the drainage was
adequate.
•
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Mr. Rubenstein also raised the issue of traffic. He stated a meeting
Mr. Zieff had with members of the Loring Hills condominium association,
he offered to make Loring Hills Avenue one way to help alleviate some
traffic problems. They felt this was agreeable, but wished to know more
about a proposed second access to the new development.
Mr. Rubenstein further strongly urged the Board to consider strictly
enforcing work hours. There were instances in the past when work would
begin at 6:00 a.m. and would go on into the late evening. Also work was
performed on Sundays and holidays.
James Zieff suggested that once construction commences on the second
phase, a second access road which is currently in place will be used to
alleviate some traffic problems. He added that Vinnin Associates owns a
right-of-way which could potentially add a third access road to the
project.
Mrs. London of Loring Hills Avenue raised the issue of Loring Hills
Avenue bearing the brunt of the ingress and egress of heavy construction
equipment. She also added that traffic in the small mall on Loring
Avenue exacerbates the problem.
Mr. Ernest Rosenthal of G-4 Loring Hills Avenue raised the issue of the
future development potential of the property. How many units could
• actually be built on the property? He also raised the issue of
construction vehicles using Loring Hills Avenue and the hours the
workmen perform their jobs. He realizes that blasting will be
necessary; however, would it be possible to prohibit drilling and
blasting on Saturdays? He further raised the issues of the finishing
off of the sewer ramp and piles of crushed rock which need to be
removed. He asks that Mr. Zieff be required to clean up and dress up
the disturbed areas which spoil the view of the abutters.
Mr. Philip Bobkin of Loring Hills Avenue felt Mr. Zieff had done a
credible job so far. He would like to see certain conditions, however:
1. Clean up Phase I prior to commencement of construction on Phase II.
2. Address the traffic issue.
3 . Take abutters into consideration--i. e. ants, pests, noise, trash,
working hours.
Ms. Rosalind Remis of Valiant Way noted she has lived in the development
for a number of months and has never encountered any type of traffic
problem.
Councillor John Nutting of Ward 7 noted there is a potential for 2000
units of new housing in Salem in the next five years. He asks that the
Planning Board take into account the long-term impacts of any new
developments. He praised the Board for the new legislation which allows
•
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for review of Mr. Zieff's proposal, but asks the Board carefully
consider the long-term impacts of what is before them. He reiterated
the concerns expressed regarding drilling and blasting and also raised
the issue of an easement for water to Loring Towers.
There being no further discussion, the public hearing was declared
closed.
Mr.Zieff noted he understands the drilling problem. He wishes to begin
construction as soon as possible and will comply with the wishes of the
Board as to construction hours, etc. He presented some informal traffic
counts and demographics as to who resides in the developments on the
basis of 24 occupied units (attached hereto) . Based on these
statistics, it would appear that the majority of those purchasing these
units are "empty nesters" who spend one-half of the year in Florida.
Mr. Zieff further offered to donate land at the intersection of Loring
Hills Avenue and Loring Avenue to alleviate traffic problems by
enlarging the radius to aid in traffic flow. He will also post No
Parking signs on both sides and added the City needs No Parking signs on
Loring Avenue. He will. further place a barrier in the cul-de-sac to
channel traffic down the new access road away from the Loring Avenue
intersection. Mr. Zieff submitted a traffic study done in 1975 which
reflects traffic projections for a much denser project. Mr. Zieff is
hopeful of an early decision on this proposal.
IVES GREENHOUSE, LAFAYETTE STREET
Mr. George Belisle, Mr. David Jacobsen, Architect David Jacquity, and
Attorney Philip Wysor were present to give the Board an overview of
their proposal to develop the property where the former Ives Greenhouse
is located. The proposal will be subject to Site Plan Review under the
new ordinance.
They propose to demolish the existing greenhouse, relocate a carriage
house which is presently at the rear of the property to the front,
develop the carriage house into four condominium units, then add an
additional 10 units of new construction to the rear of the rehabilitated
carriage house. They further intend to construct five condominium units
within an existing home on the corner of Laurel and Lafayette Streets.
Therefore, the project will consist of a total of 19 units of housing.
Mr. Belisle noted that the relocation of the carriage house will be done
in compliance with the desires of the Historic Commission. Further, the
Historic Commission will have design review over the entire project.
They intend to make no exterior changes to the existing house on the
corner of Laurel Street, and Mr. Jacquith noted the interior is such
that it can suitable accomodate five units without severe gutting and
reconstruction.
Access to the project will be from Lafayette Street and the plan also
• includes seven parking spaces beyond what is required by the ordinance
for use by the surrounding neighbors.
-6
• Snow removal, trash collection, etc. will be the responsibility of the
condominium association.
Attorney Wysor noted that several variances and special permits will be
required from the Board of Appeal. The property is presently in a state
of severe deterioration and what is proposed will be an marked
improvement. They will be applying formally with the Board in the
immediate future and are hoping for a public hearing on May 16.
ONE-WAY LUMBER
Attorney Peter Beatrice was present representing Mr. and Mrs.
Theophilopoulos, owners of One-Way Lumber on Highland Avenue. As
presviously discussed, Mr. Beatrice feels that some consideration should
be given to his clients in light of the 20' drop left by Fafard abutting
their property, the lack of egress, and the traffic situation which is
affecting their business. He asks that the Planning Board consider
invoking 81 W to either amend, revoke or rescind the approval of the
Fafard plan for that site. He stated his clients did not oppose the
proposal originally because promises were made to alleviate their
concerns which have not been kept. Nothing in writing has been
forthcoming to help alleviate the Theophilopoulos' problems.
Following some discussion, it was agreed that Kenneth May will discuss
• this matter with Attorney Serafini.
BOARD OF APPEAL AGENDA
Three agenda items planned for the Board of Appeal will be addressed by
the Planning Board, all having to do with exacerbating the density and
parking of a dense neighborhood:
1. Petition of James Collette for a Special Permit to convert existin
two-family into a three-family dwelling at 33 Dunlap Street.
2. Petition of Chester Calupowski for a Special Permit to convert an
existing two-family dwelling into a three family dwelling at 11 Becket
Street.
3. Petition of Lucille Cyr for a Special Permit to convert existing two
family dwelling into a three family dwelling at 2A Linden Street.
The Board of Appeal shall be so apprised of the Planning Board's
opinion.
A fourth agenda item, having to do with a variance from density
requirements to construct a single-family dwelling on an undersize lot
on Valley Street will also be addressed to the Board of Appeal. It is
the Planning Board's position that the creation of new undersize lots in
R-1 neighborhoods should be avoided.
•
-7-
MINUTES
Action on the minutes will be tabled until our next meeting.
There being no further business, a motion was made to adjourn. Having
passed unanimously, the meeting was adjourned at 10:00 p.m.
Respectfully submitted,
Dale E. Yale
•
MINUTES OF MEETING
The Salem Planning Board met at One Salem Green, second floor conference
room, on Thursday, March 21, 1985. Present were Walter Power, John
Ahern, Edward Stevenson, Donald Hunt, Robert Guethlen, and Kenneth May.
Abby Burns and Normand Houle were absent.
Chairman Walter Power called the meeting to order at 7:40 p.m.
FORM A--STANLEY MIKULSKI
This involves the subdivision of one parcel of property on Almeda Street
into two parcels. Both have sufficient lot area and frontage on Almeda
Street. Previously, Mr. Mikulski had been before the Board to divide
the parcel into three lots; however, the Planning Board was reluctant to
create a non-conforming lot. Therefore, Mr. Mikulski re-drew his plans
to show two lots, both with adequate frontage and lot area.
Upon the motion of Edward Stevenson and second of Robert Guethlen, the
Form A was endorsed, approval under the Subdivision Control Law not
required. It was so voted.
PUBLIC HEARING--WETLANDS AND FLOOD HAZARD SPECIAL PERMIT EBERSHOFF,
SWAMPSCOTT ROAD
Chairman Walter Power read the notice of the public hearing.
Mr. Rick Moore of Rizzo Associates was present representing Mr.
Ebershoff. Mr. Ebershoff is a developer who has constructed small
tenant office and warehouse space in several areas in the Midwest over
the past several years.
Mr. Moore noted that this project will also be subject to Business Park
Development Special Permit as well, but this evening he will be
discussing the wetlands and flood hazard issues relating to the
proposal.
Mr. Moore presented an architectural rendering of the proposed project.
They are planning four buildings consisting of one tenant office space
with a second floor which will house office space and small start-up
space for incubator businesses. The rear three buildings will be for
dead storage only. They will be unheated and the sizes will conform to
the needs of individuals renting the space and can range from closet
size to much larger. The property will also contain a house for a
resident manager which will also include photocopy equipment and other
small amenities for those renting the office space. They must obtain a
variance from the Board of Appeal for the manager' s residence.
Robert Guethlen asked what the depth of the proposed buildings was and
Mr. Moore replied they are planned to be 40' deep. Mr. Guethlen asked
if access to the space will be provided from both sides and Mr. Moore
replied in the affirmative.
-2-
Robert Guethlen asked what construction materials would be used and Mr.
Moore showed a plan of the proposed project and noted they plan to
construct aesthetically pleasing buildings with shingle siding, etc.
They will not be constructing cinder block type of buildings which are
not particularly atttractive.
Mr. Guethlen asked what the ratio of office to storage space will be and
Mr. Moore replied they proposed 100,000 square feet of storage space and
20,000 square feet of office space.
Edward Stevenson raised the issue of security and Mr. Moore noted they
will fence the entire property with access through a security gate and
the manager will be in residence twenty-four hours.
Mr. Moore presented a topographical plan of the proposal and noted the
current owner had received permission in the past to fill the property
and divert the Forest Water through a blasted out ditch. Mr. Ebershoff
plans to continue under the present Order of Conditions existing on the
property with modifications. The modifications will consist of
eliminating a small bordering wetland present on the site; adding a 5'
diameter culvert through the blasted ditch which can serve as a control
during 100-year flood conditions; and they plan to connect to the
municipal sewer rather than constructing a sub-surface seweage system.
Mr. Moore stated they plan to install a culvert for several reasons:
• safety, flood control, and aesthetics.
Regarding the flood control issue, assuming there is no further blocking
during a 100-year storm, with the use of the culvert, the existing pond
could be used as storage and no flooding of abutting property would
occur beyond what exists presently.
The property is ten acres and they plan to develop five acres. The
water presently ponds to elevation 70. With a five-foot diameter
culvert during a 100-year storm, the water backs up five feet which
would still flood only the wetland areas and would therefore have
minimal impact. He stated they plan to "institutionalize" flood
control.
Walter Power asked if the five foot culvert would control the back up
which exists at the point of the 36" culvert on Swampscott Road and Mr.
Moore replied it will not change the situation significantly. If the
24" culvert which exists on the Tennis Club property was changed in some
way, the effect would change. Donald Hunt asked what Mr. Moore' s
recommendation would be if those culverts could be replaced and Mr.
Moore replied the culvert should be sized to make certain that there
would be no further back-up into the wetland. Mr. Hunt asked why the
five foot culvert would serve as any control and Mr. Moore replied that
the culvert would reduce the flow of water and cause the wetland to be
used as storage for a longer period.
-3—
• Mr. Moore noted that Mr. Ebershoff would be utilizing the utilities that
Fafard is bringing in from First Street.
The Department of Public Works concurs with the drainage and has
requested plans for the sewage pumping station; the Building Inspector
has raised the issue of the need for a variance for the manager' s
residence; the Board of Health concurs requesting a plan for the
cleaning of the catch basins, control of dust and rodents during
excavation and a plan for trash removal; the Conservation Commission has
issued a modification of the original Order of Conditions which
specifically addresses removal of inappropriate andlor hazardous fill
material.
Walter Power felt the Board should defer any action on this Special
Permit until an overall plan for drainage can be developed for
Swampscott Road.
There being no further discussion, the public hearing was declared
closed.
PETER BEATRICE
Attorney Peter Beatrice was present representing Mr. and Mrs. Perry
Theophilopoulos, abutters to the Fafard project off Highland Avenue.
Mr. Beatrice stated that his clients are looking for relief and are
• asking for consideration under Chapter 81 W. They would like the
Planning Board to consider the following:
1. A deceleration road between Fafard and One—Way Lumber to eliminate
traffic problems and move the entrance to One—Way up 501 .
2. Ask Fafard to grade off the 17 ' slope to the rear of One—Ways' s
property.
3. An access from Traders Way into One—Way Lumber so that patrons have
an egress other than Highland Avenue.
4. Establish a buffer zone of 150' with a no build clause alongside
One—Way Lumber.
Mr. Beatrice will bring an architect' s rendering of their proposal to a
future meeting. In the meantime, Fafard will be informed of these
concerns.
GREENWAY ROAD
In response to the concerns raised by Director of Public Services Paul
Niman (attached hereto) , Peter DiGangi, attorney for the developer spoke
to the Board.
•
.6 N
—4—
I. Regarding the issue of water pressure, a consultant hired by the
City will report as to the adequacy of the pressure in the near future.
2. Regarding the issue of exacerbating drainage in the area, the
developer proposes a new plan to divert water away from the trouble area
on Willson Road.
3. Regarding sidewalks, the developer will construct sidewalks on both
sides to the specifications called out by Mr. Niman. Therefore, no
waiver from sidewalks will be requested.
4. Regarding the length of the dead—end, they will pave the incomplete
area of Emerald Avenue, thereby shortening the length of the dead—end to
6201 .
Erland Townsend of T & M Engineering stated that their new drainage
proposal away from the problem area consists of piping all the way to
the drainage system at the opposite end of the property, away from the
problem area on Willson Road. There will be no drainage swale--it will
be a closed system. Mr. Niman will be apprised of this change and will
report to the Board.
Walter Power asked how this proposed area would be piped and Mr.
Townsend replied that presently there is acut in the cliff which would
suffice.
• Linda Vaughn of Greenway Road asked what the roadway width would be with
the addition of the extra sidewalk and Mr. Townsend replied it would be
unchanged.
Mrs. Vaughn raised the issue of adverse possession and Mr. DiGangi noted
that this was not a Planning Board issue--the courts would decide the
outcome of this claim.
Mr. Stanley Poirier of Cottage Street felt the road width should conform
to the Subdivision Regulations and Mr. Power explained the waiver system
and noted the Board would likely not require a developer to widen an
extension to the road beyond what presently exists.
Following further discussion, it was decided to inspect the site on
Saturday morning at 11:00 a.m. Mr. Niman will be apprised of the
proposed changes by the developer so that he can review them.
MINUTES
Upon the motion of Edward Stevenson and second of Robert Guethlen, the
minutes of March 7, 1985, were approved as corrected.
•
-5-
• NEW BUSINESS
City Planner Kavanaugh gave the Board an update on recent Council action
regarding McNeil Associates who are interested in developing the old
Health Hospital property.
1. The developer has agreed on a purchase price of $625,000 and they
plan to construct 36 residential units. However, the Council has
requested that an additional appraisal be done on the property prior to
final sale.
2. The Health Hospital building will be demolished shortly.
3. The issue of a beach area with public access is still being
negotiated. '
4. The Crow II Club will be provided a building by McNeil which will be
used part time as a community building.
Mr. Kavanaugh noted that the total site contains 15 acres, including 10
acres of mudflat.
There being no further business, a motion was made to adjourn. Having
passed unanimously, the meeting was declared adjourned at 9:55 p.m.
• Respectfully submitted,
Dale E. Yale
•
_ z A rcw
MINUTES OF MEETING
• June 6, 1985
The-Salem Planning 'Board met at One`.Selem Green, second floor conference
room, on 'Thursday, ientt Present were Walter Power, John
Ahern, Donald Hunt, Robert Guethlen, Abby Burns, and Kenneth May. Also
present were City Planner Gerard Kavanaugh and Staff Advisor Dale Yale.
Chairman Walter~'Power called- the meeting -to order-at 7:45.
FORM A--CHUCK FAIA, PICKMAN PARK
This. involves the combining of 16 lots- into 8 lots. Previously, the
Board-acted on this resubdivision. The applicant now needs a plan
reflecting--the resubdivisi'orf"to file at the Registry of Deeds. Don Hunt s
inquired asto where the 75 foot buffer would be. .- Chuck Faia stated
that it- would be-place'd along the abutters property.
Follow ing.further discussion, upon the motion of Ken May and second of
Abby Burns, the Form A was endorsed, approval under the Subdivision
Control:.Law not required. It was so voted.
'FORM A--CHUCK FAIA, PICKMAN PARK
• This involves the combining of lots 43, 44 and 45 into lots 43a and 44a,
each with sufficient lot area and frontage. This is to better site the
proposed buildings on the lot so they are aesthetically more pleasing.
Upon the motion of Kenneth May and second of Bob Guethlen, the Form A
was endorsed, approval under the Subdivision Control Law not required.
It was so voted.
FORM A--CHUCK FAIA, PICKMAN PARK
This involves the combining of lots 128 and 129 on the plan to form
128a, combining of lots 32 and, 33 on the plan to form lot 32a and the
combining of lots 44 and 45 to form 44a. These lots are located on
Marion Road and Fletcher Way. Once again, this allows the developer to
present an endorsed plan to the Registry of Deeds reflecting the
resubdivision voted by the Planning Board earlier this year.
Upon the motion of Kenneth May and second of John Ahern, the Form A was
endorsed, approval under the Subdivision Control Law not required. It
was so voted.
PICKMAN PARK — APPROVAL TO CONSTRUCT GUARDHOUSE
Chuck Faia presented a plan to the Board to construct a security
guardhouse at the entrance to the Pickman Park subdivision on Marion
•
Road. The Planning Department has reviewed this proposal and has
recommended approval and some suggested conditions.
Page 2 -
Some concern was expressed as to the adequacy of the width of the
entrance and egress on either .side of the proposed guardhouse. City
Planner.Kavanaugh noted he had addressed this concern and the developer
was able to widen the roadway somewhat and the Fire Department concurred
with the ,proposed 14' foot width. .,..
Mr: Kavanaughfurthernoted that landscaping around the proposed
security:.building will be subject to the review and approval of the
Planning Department.
It was also noted .thaC •the exterior of the building will be the same
material as the.condominiums. 'The exit door will be wood.
Mr. .Kavanaugh further'stated that the speed bumps proposed on the plan
11
should be 'eliminated and the visitor parking spaces along the roadway
should also be removed in order to expedite traffic circulation.
Upon the .motion of John Ahern and second of Abby Burns, the proposal was
approved. : It .was so voted, with Donald Hunt recorded as opposed.
DETERMINATION OF SUBSTANTIAL CHANGE-258-260 LAFAYETTE ST.
• Attorney Philip Wysor, representing George Belisle and David Jacobsen,
developers for the site of the former Ives Greenhouse on Lafayette St. ,
presented a petition for the Planning Board to sign stating that the
Board had determined a substantial change from the plan denied by the
Board of Appeal on May 15, has been made. The plan presented to the
Board of Appeal requested approval for nineteen condominium units. What
is being considered this evening is a plan for sixteen units.
Donald Hunt expressed some concern over whether by endorsing this
petition we would be locked in to sixteen units and Mr. Kavanaugh stated
this-was not an endorsement of sixteen units as a final plan but a
determination that a substantial change had been made. This allows the
applicant to return to the Board of Appeal for a new hearing on the
proposal.•,',''
Upon the motion of Abby Burns and second of Bob Guethlen, the Planning
Board has determined that the plan proposed this evening shows a
substantial change from the original plan which showed nineteen units.
It was so -voted. A petition stating such was signed by the Board
members present.
PUBLIC HEARING, SITE PLAN REVIEW SPECIAL PERMIT, GEORGE BELISLE _ 258-260
Chairman Walter Power read the notice of the public hearing. i Lafayette Street
• ..ice_. ....
• Page 3 -
Attorney Phi lipWysor presented the ,plan to the Board. Mr. Wysor noted
that'-presently, the site is ;in <a decaying state; the wall in the front
has deteriorated-and the site* is now substantially overgrown with weeds.
Their.-.proposal^wil'1 upgrade the_ site'and'preserve two buildings of
substantia_Y•historical..signiffcanC AL1 exterior restoration will be
- _subject.`to"the approval of'the Historic'Commission. The Commission has
reviewed the'-pioposal,•and has expiessed ..its support. The Carriage House
will..be moved from the rear to the`front .of the property and will be in
proper-alignment,:with.:Che -existing'streetscape: ' The Victorian house
s
preently,•existing.on, t he_corner.-of.Laurel. St.. .will be renovated only on
the interior, there=wzll"be 'no exterior changes-. He stated the plan
presented `.this•;evening, shows.a reduction in the number of units from ^
.-,; , f
-nineteen ..toCsix[een. :'They -propose -to put four units in the Victorian
house on:_the coi.ner.iof_Laurel St. , four units in the Carriage house
which:wiil be".-re-"loc"ated .to the front of the property, and 8 new units
will 'be constiucted off the rear of the relocated carriage house. The
architecture of .the new units will be compatible .with the carriage house
and-Victorian house.
The proposal'meets all parking requirements (twenty seven spaces
for thecondominium owners, and six additional spaces for neighborhood
• use) , all outdoor lighting shall be directed at parking areas so as not
to affect neighboring lots, all snow shall be removed from parking areas
and disposed of off-site. Mr. Wysor further stated that all electrical
service will. be underground.
Abby Burns,asked if the access driveway out to Lafayette St. would
be two-way and Mr. Wysor replied in the affirmative.
Kenneth May asked how many variances will be needed for this
' project and Mr.'Wysor replied two sideline variances and a variance from
density will be required. Ken May asked what the total square footage
of the property was and Mr. Wysor replied that the total square footage
was 33,845 .square feet which allows approximately 2,000 square feet per
dwelling unit. .
Abby Burns asked what the approximate distance between this parcel
and abutting .hodses was and Mr. Wysor it was approximately twelve feet.
Ken May asked Mr. Wysor if he ,expects to get the required variances and
Mr,.• Wysor ,repiied-'in the affirmative. He added the overall density of
the project has been reduced to 16 units but the lot coverage will be
the same as was previously reviewed by the Board of Appeal. With this
new plan, they are creating larger units.
Mr. Henry Latumo of 13 Linden St. , an abutter, raised the issue of
parking in the area. He further noted the large amount of pavement that
• will be required for this project will not add to the historic value of
the area. He is concerned about traffic and congestion. He further
raised the issue of snow storage and expressed concern that snow will be
pushed off onto abutter's properties.
— Page 4 —
• Walter Power asked what the square footage of each individual
building was to be and Mr. Wysor replied that building A (the Victorian
building) will contain four units ranging in size from 1100 to 1400
square feet. Building B containing four units will consist of square
footage of between 1 ,000. and 1,300 square feet. The remaining building
will contain units of approximately 1,000 square feet each.
The Building Inspector raised the issue of the number of Special
Permits and Variances needed from the Board of Appeal; the Conservation
Commission concurs with the plan (there are no wetlands involved) ; the
Board of Health concurs with the following conditions: an acceptable
method of holding and removal of refuse shall be employed, an acceptable
method of cleaning and maintaining surface drains shall be employed, an
acceptable method for dust and street cleaning during construction shall
be employed, adequacy and pressure of water shall be tested prior to
occupancy, and a licensed pest control firm shall be employed prior to
commencement of construction; the Historical Commission has endorsed the
plan with reservations regarding the Gothic cottage at the corner of
Laurel Street. They would prefer that no more than two dwelling units
be allowed at 260 Lafayette Street.
There being no further discussion, the public hearing was declared
closed.
• EBERSHOFF--SWAMPSCOTT ROAD--SITE PLAN REVIEW AND BUSINESS PARK
DEVELOPMENT SPECIAL PERMIT
Mr. Rick Moore from Rizzo Associates, representing David Ebershoff, was
present to give the Board a brief overview of the proposal to construct
a self—storage and office facility on Swampscott Road. He stated that
four buildings are proposed--two two—story buildings and two one—story
buildings. Part of the facility will be used for incubator office space
and the remainder will be used for warehousing. Further, there will be
a Manager's Residence on the property for twenty—four security.
Mr. Moore addressed several concerns which were raised at the public
hearing. He presented a schematic plan for lighting to the Board and
stated that there will be ten lights per building of the non—glare type.
Regarding snow storage, Mr. Moore stated there were several designated
areas for snow storage on the plan. Four catch basins will be located
on the site for storm drainage. Further, there is a hydrant located
_ just inside the gate and all buildings will be constructed in accordance
with fire codes.
Mr. Moore pointed out that the traffic numbers have been revised to show
worst case of twenty trips per hour being generated by the proposed
project. This is less than 1% of the total traffic for Swampscott Road.
Walter Power asked about the possibility of widening Swampscott Road at
• some point and Mr. Moore pointed out that the strip of land owned by the
County is designated on the plan. City Planner Kavanaugh added that a
recommended condition of approval also addresses this issue.
— Page 5 —
•
Kenneth May felt the Board should have better control over signage than
what is in the Sign Ordinance. Mr. Moore noted that Mr. Ebershoff is
presently negotiating with Signworks for wooden signs. Following some
further discussion, it was agreed that the Planning Board would have
review and approval over any signage for the development.
Some discussion took place regarding the possibility of the property
across the pond being subdivided and the consensus was this was
unlikely.
Bob Guethlen asked what type of fencing was proposed and Mr. Moore
stated that chain link was proposed with a security gate operated by a
card proposed for the entrance. Bob Guethlen felt the fence should be
painted a dark color. Following some further discussion, it was agreed
that the fence issue should be subject to the review and approval of the
Planning Department.
Walter Power asked if City Planner Kavanaugh was satisfied with the
parking proposed along the pond edge and the safety involved and Mr.
Kavanaugh replied in the affirmative.
Regarding the issue of the widening of Swampscott Road, Mr. Kavanaugh
noted no plans had been laid out as yet, but a recommended condition of
• the approval addresses this, which would include the possibility of
land—taking from the owner if County property is not adequate.
Walter Power asked if the lighting proposed will be on an automatic
timer and Mr. Moore replied in the affirmative. The lighting will
autlaomatically be on constantly from dusk to dawn.
Abby Burns spoke enthusiastically about the project and noted this was
an excellent use for this parcel.
City Planner Kavanaugh noted tha landscaping has not been quite
finalized, so a recommended condition of approval addresses this issue.
Upon the motion of Abby Burns and second of Donald Hunt, the Special
Permit was approved subject to the following conditions:
a. Sewer hook—ups and proposed sewage pump station shall be reviewed
and approved by the City Engineer prior to Certificate of Occupancy.
b. Catch basins shall be cleaned a minimum of once per year.
c. A licensed pest control firm shall be employed for site evaluation
prior to commencement of construction.
•
• d. A program of dust control shall be employed during construction.
e. The holding and disposal of refuse shall be subject to the approval
of the Board of Health.
f. Adequacy of water pressure and bacterial soundness of drinking water
shall be ascertained prior to commencement of construction.
•
•
-. Page 6 -
• g. Final landscaping plans shall be subject to the review and approval
of the Planning Department prior to issuance of a Building Permit.
It was so, voted.
JIM ABRAM--FORM C; SABLE ROAD
Mr_ Jim Abram and Mr._ Peter Ogren of Hayes Engineering were present to
discuss Mr.. Abram's. proposal to subdivide a parcel on Sable Road into
three house lots. The Planning Board has visited the site and Mr Abram
is hopeful.-of�.an approval tonight.. -
Mr-. Ogren ,gave=the Board �a brief overview of the proposal. Each lot is
well' abov6'.the .required"15,000 square feet and they plan to construct a
cul-de-sac to* s.ubdivision specifications and discontinue the paper
street as it presently exists. This would avoid the possibility of
traffic"us.ing the%streeCcas a cut-through if it was completed as
originally-,.laid out.. �-
Walter Power asked how they plan to formally discontinue the end of
Sable Road and Mr. Ogren felt the easiest way was to add that parcel to
Lo t-:A. .
The Board proceeded to go over the list of requested waivers:
• Regarding the waiver for design calculations for storm drainage, it was
noted that the City Engineer had approved the plan and there were no
catch basins on Sable Road at all. The developer has agreed to grade
for water diversion if necessary.
Upon the motion of Kenneth May and second of Robert Guethlen, the waiver
was granted. It was so voted.
A waiver has been requested from the requirement of a statement of
conformance with the Master Plan. Kenneth May noted that a three-lot
subdivision would not usually require this. Upon the motion of Kenneth
May and second of Abby Burns, the waiver was approved. It was so voted.
The same holds true for an Environmental Impact Statement. It was
generally agreed that a waiver from this requirement was in order. Upon
. the motion of Kenneth May and second of Robert Guethlen, it was so
voted. :..,
Regarding a.waiver from the on-site sign requirement which advertises
the public hearing, upon the motion of Kenneth May and second of Abby
Burns, this -waiver was approved. It was so voted.
Some discussion took place regarding street width. The developer wishes
the extension to conform to what presently exists, therefore he wishes a
• waiver from the required road width. Upon the motion of Donald Hunt and
second of Abby Burns, this waiver was granted. It was so voted.
• - Page 7'-
There followed several minutes of .discussion regarding sidewalks. The
developer.had requested -.a-waiver from sidewalks and curbings. However,
the Planning Board lgenerally''agreed:sidewalks and curbings should be
constructed. The ward councillor'aLso•:strongly suggested that sidewalks
and curbings be required.`- 'The'developer, following some discussion,
agreed `to construct^four-foot sidewalks. with two-foot planting strips
and sloped granite curbing.`'-:Therefore, upon the motion of Kenneth May
and -second'of Abby Burns_ .the waiver from sidewalk and curb requirements
was denied. It was so voted.
Upon the motion of Robert Guethie n and second of Abby Burns, the waiver
from drainage requirements (Section V-E of the Subdivision Regulations)
was granted It-,'was-so voted :
A waiver from underground utilities--was also requested, and, upon the
motion;of Abby Burns and second of Donald Hunt, it was agreed that all
utilities, including telephone, electrical cable, and Cable TV shall be
placed underground. Therefore, the waiver was denied. It was so voted.
It was`%noted that the developer had agreed to construct a planting
island' in .the center of the proposed cul-de-sac. This will be subject
to the review and approval of the Planning Department and the City
Engineer. Mr. Ogren noted that maintenance of this island will be the
• .responsibility of the homeowner and will be placed in the deeds.
Upon the motion of Abby Burns and second of Robert Guethlen, the Form C
was approved subject to the following conditions:
1 . A four-foot sidewalk with approximately a two-foot planting strip
shall be constructed from property line to property line.
2. Sloped granite-curbings shall be constructed along the proposed road
extension and cui-de-sac.
3. A planting island, design and dimensions subject to the review and
approval of the Planning Department, and City Engineer shall be
constructed in the center of the proposed cul-de-sac. Establishment and
maintenance of this island shall be the responsibility of the developer
or his successors in interest.
4. A program .of street cleaning and dust control shall be employed
during construction'.
5. A grading plan for water diversion shall be provided to the
Engineering Department for review aned approval.
6. A site evaluation by a licensed pest control firm shall be employed
• prior to commencement of construction.
7. The extension of the present water system shall be subject to the
review and approval of the Engineering Department.
- Page 8 -
8. Stregt lighting shall be subject to the review and approval of the
Planning Department and City .Electrician.
9. The end of Sable Road as it presently is shown on Assessors' Map 9'
shall be formally discontinued.
10. A landscape buffer, subject to the review and approval of the
Planning Department shall be provided for the area between Lot C on the
plan and .property of Lajoie.
11. A pre'-blast •survey- shall be performed prior to the commencement of
construction.-,Blasting shall be subject to the Fire Protection Code
(M.G.L.. 118 _S. 'l CA and 527 C.M.R. 13.00) .
=_x
12. Construction, shall be limited to the hours of 7 :00 a.m. - 5:00 p.m.
weekdays -and.8:00 a.m. - .5:00 p.m. on Saturdays. No work shall be
conducted on Sundays.. Inside work of a quiet nature will be permitted
at other times.
13. 'Drilling and blasting shall be limited to Monday - Friday between
8:00a.m. and 4:30 p.m. There shall be no drilling or blasting on
• Saturdays, Sundays or holidays.
14. All telephone, electrical, Cable' TV and other cables shall be placed
underground. Electrical cable shall be encased in conduit unless
otherwise specified by the City Electrician.
.15. All construction shall be carried out in accordance with the Rules
and Regulations of the Planning Board. A Clerk of the Works shall be
provided for utility inspection by the City at the expense of the
developer as is deemed necessary by the Director of Public Services and
the City Planner. It was so voted.
• - Action on the minutes will be tabled until our next meeting.
There being .no further business, a motion was made to adjourn. Having
passed .unanimously, themeetingwas adjourned at 10: 15 p.m.
P,
Respectfully submitted,
Nancy Syatt
MINUTES OF MEETING
June 20, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room, on Thursday, June 20, 1985. Present were Walter Power, Donald
Hunt, Abby Burns, Normand Houle and Staff Advisor Dale Yale. Kenneth
May, John Ahern, Edward Stevenson and Bob Guethlen were absent.
Chairman Walter Power called the meeting to order at 7 :40 p.m.
FORM A — DR. KART — HIGHLAND AVENUE
Attorney Robert LeDoux and Dr. Robert Kart, owner of the New England
Veterinary Clinic located at 204 Highland Ave. was present to discuss a
proposal to divide the lot on this property into two separate lots,
retaining ownership of both. He noted that the lots conform to the
current zoning ordinance, each having sufficient frontage and lot area.
Chairman Walter Power inquired as to whether Dr. 'Kart was considering
selling the second lot and Dr. Kart answered that he plans to construct
another building on this lot for use by the Northeast Animal Shelter
which is currently leasing space in his building.
• Walter Power also asked where access to the new building would be and
Dr. Kart replied that it would be through an easement across the lot
which currently is occupied by the clinic. Therefore, an additional
curb cut would not be necessary.
After'=_everal minutes of discussion, a motion was made by Abby Burns and
seconded by Donald Hunt to endorse the plan as not requiring approval
under the Subdivision Control Law. It was so voted.
BOARD OF APPEAL AGENDA
The Planning Board reviewed the agenda for the upcoming Board of Appeal
meeting and will forward comments on the following petitions to the
Chairman:
Regarding the petition of Paul and Margaret O'Toole for a special permit
to convert an existing two—family into a three—family dwelling at 50-52
Webb Street , the Planning Board will oppose this petition on the basis
of density, parking, traffic and the overall impact on a crowded
. neighborhood.
Regarding the petition of Louis Goutzos for a special permit to
construct an addition in the rear of 332 Lafayette St. in order to
expand a photography business, the Planning Board has no objection to
the proposal but would request that the architecture of the addition be
• compatible with the surrounding neighborhood.
° Regarding the petition of Charles Brett for a special permit to
construct two buildings each containing two units and a variance from
— Page 2 —
density requirements at 1-3 Pope St. , the Planning Board wishes to
respectfully request the Board of appeal take into consideration the
potential impacts of this proposal along with other developments
proposed for the same area on the neighborhood.
MINUTES
Action on the minutes will be tabled to our next meeting.
OLD/NEW BUSINESS
The Planning Board party will be held on Friday, June 28 at 6:00 at the
House of Seven Gables.
A special meeting of the Planning Board will be held on July 10 to
replace the meeting which will not be held on the Fourth of July
holiday.
There being no further business, the meeting was declared adjourned at
8:30 p.m.
Respectfully submitted,
Nancy Syatt
MINUTES OF MEETING
July 10, 1985
The Salem Planning.Board met at One Salem Green, second floor conference
room, on Wednesday, July 10, 1985. Present were Walter Power, Donald
Hunt , Abby Burns, Kenneth May, Edward Stevenson, and Bob Guethlen. Also
present were City Planner Gerry Kavanaugh and Staff Advisor Dale Yale.
Normand Houle and John Ahern were absent.
Chairman Walter Power called the meeting to order at 7:40 p.m.
PUBLIC HEARING - SITE PLAN REVIEW - WAIKIKI RESTAURANT
Walter Power read the notice of the public hearing.
This proposal involves .the reconstruction and expansion of the Waikiki
Restaurant on Bridge Street. Edward Danielson, architect for this
project was present to discuss plans for the new building. Mr.
Danielson stated the existing restaurant will be demolished and the new,
expanded building will be constructed farther away from the street. He
further submitted specifications for the project which he feels
adequately address any concerns raised by the various department heads.
Two existing curb cuts will remain. He explained that the new
restaurant will seat a total of 386 people and will provide parking for
• 108 cars. Kenneth May asked if this was the minimum number of spaces
required and Mr. Danielson answered that it was possibly one more space
than was required but that it did meet the minimum requirements of the
Salem Zoning Ordinance .
The reconstruction of the Waikiki Restaurant would also include a new
lounge and dance floor providing live entertainment on Friday and
Saturday nights.
Mr . Danielson pointed out a planting strip on the outside edge of the
property. The exterior of the building will be a masonry construction;
utilities will be brought in from existing utilities on Pierce Ave. and
a wrought iron fence with brick corner posts will be erected around the
perimeter of the site.
Edward Stevenson asked how much larger the new building would be and Mr.
Danielson replied that it would be approximately 1 1/2 - 2 times larger
than the existing restaurant.
Abby Burns expressed some concern over the poor maintenance of the
present restaurant. Mr. Danielson replied that the owner feels the best
way to address this is with reconstruction rather than putting the money
towards maintenance.
Page 2 -
Abby Burns asked if they were planning on taking advantage of water
views and Mr. Danielson felt the fence and gas tank which are property
of Boston Gas would preclude any advantage of water view.
Ms. Ronna Benjamin, attorney for the project , stated the owner wishes a
high quality building .
Walter Power asked if they intended to construct the exterior of
authentic clay tile and Mr. Danielson replied that they intent to use
metal tile. He noted cost and construction considerations precluded the
use of clay tile. Mr. Power further noted the Planning Board has pervue
over exterior and landscaping and the Board would impose stringent
conditions over the site plan in these areas. Ronna Benjamin stated
that they had considered more exterior landscaping but the owner felt
there was a potential for any landscaping to be vandalized. Both Bob
Guethlen and Ken May emphasized the need for landscaping.
The Building Inspector concurs with the proposal ; the Engineering
Department concurs but raised some questions which were clarified this
evening; the Board of Health concurs; the Fire Department concurs; and
the Conservation Commission has determined the proposal not to be
• significant to the Wetlands Protection Act provided the work is
performed within the existing fence.
Several abutters were present to express their disapproval of the
proposed plan. Dorothy Landano, 21 Bridge St . whose house is adjacent
to the existing restaurant expressed concerns relating to the noise
factor that would be present with the construction of the new lounge .
She and Lee Tremblay, another abutter, also noted that the construction
of the building would exacerbate existing parking problems in the
neighborhood.
In response to those concerns, Mr. Danielson stated that no noise would
be heard by the abutters due to the fact that the building will have 12"
thick masonry walls providing excellent insulation.
Councillor Stanley Usovicz, Councillor of Ward II noted this was the
first opportunity the neighbors had to review the plan. He emphasized
the parking, noise, and design issues already raised by the neighbors.
He asked the Board .to consider that the neighborhood already has one
restaurant which causes problems. The construction of the Waikiki as
proposed could worsen these problems. It was suggested that Councillor
Usovicz be designated as spokesman for the neighbors in future
deliberations on this proposal. This was agreeable to both the
neighbors and to Mr. Usovicz .
- Page 3 -
•
City Planner Kavanaugh stated this hearing was a good example of why
site plan review is so important. If this project were to have begun
earlier, all that would be required would be a bulding permit. The
Planning Department will be doing a close review of the plan with
emphasis on landscaping, parking design and the impact of the new
Beverly/Salem bridge on the project. He felt there was a good
possibility there would not be a decision on the proposal until
September.
There being no further discussion, the public hearing was declared
closed.
BOARD OF APPEAL AGENDA
Regarding the proposal of George Belisle to develop 216 Lafayette St. ,
the Board voted to write a letter to the Board of Appeal stating they
have no objection to the proposal to construct 16 total units on the
site in the abstract , but the proposal will be subject to site plan
review by the Planning Board and this density may be reduced during that
process. The Planning Board, however, is in favor of the plan and
supports the rehabilitation of this site.
• APPROVAL OF MINUTES
Upon the motion of Ken May and second of Bob Guethlen, the minutes of
May 2 were approved. Upon the motion of Ken May and second of Abby
Burns, the minutes of May 16 were approved as amended. Upon the motion
of Ed Stevenson and second of Abby Burns, the minutes of June 6 were
approved as amended. Upon the motion of Donald Hunt and second of Bob '
Guethlen, the minutes of June 20 were approved.
OLD/NEW BUSINESS
Upon the motion of Kenneth May and second of Edward stevenson, the name
"Freedom Hollow" will be suggested to the City Council for the new
interior road at the Village at Vinnin Square. It was so voted.
There being no further business a motion was made to adjourn. Having
passed unanimously, the meeting was declared adjourned at 9:35 P.M.
Respectfully submitted,
Nancy Syatt
•
R
• MINUTES OF MEETING
July 10, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room, on Wednesday, July 10, 1985. Present were Walter Power, Donald
Hunt , Abby Burns, Kenneth May, Edward Stevenson, and Bob Guethlen. Also
present were City Planner Gerry Kavanaugh and Staff Advisor Dale Yale.
Normand Houle and John Ahern were absent.
Chairman Walter Power called the meeting to order at 7:40 p.m.
PUELiC HEAPING - SITE PLAN REVIEW - WAIKIKI RESTAURANT
Walter Power read the notice of the public hearing.
This proposal involves the reconstruction and expansion of the Waikiki
Restaurant on Bridge Street. Edward Danielson, architect for this
project was present to discuss plans for the new building. Mr.
Danielson stated the existing restaurant will be 'demolished and the new,
expanded building will be constructed farther away from the street . He
further submitted specifications for the project which he feels
adequately address any concerns raised by the various department heads.'
Two existing curb cuts will remain. He explained that the new
restaurant will seat a total of 386 people. and will provide parking for
108 cars. Kenneth May asked if this was the minimum number of spaces
required and Mr. Danielson answered that it was possibly one more space
than was required but that it did meet the minimum requirements of the
Salem Zoning Ordinance.
The reconstruction of the Waikiki Restaurant would also include a new
lounge and dance floor providing live entertainment on Friday and
Saturday nights.
Mr. Danielson pointed out a planting strip on the outside edge of the
property. The exterior of the building will be a masonry construction;
utilities will be brought in from existing uti.l+ties on Pierce Ave. and
a wrought iron fence with brick corner posts will be erected around the
perimeter of the site.
Edward Steverson asked how much larger the new building would be and Mr.
Danielson replied that it would be approximately 1 1/2 - 2 times larger
than the existing restaurant.
Abby Burns expressed some concern over the poor maintenance of the
present restaurant. Mr. Danielson replied that the owner feels the best
way to address this is with reconstruction rather than putting the money
towards maintenance.
• - Page 2 -
Abby .Burns asked if they were planning on taking advantage of water
views and Mr. Danielson felt the fence and gas tank which are property
of Boston Gas would preclude any advantage of water view.
Ms. Ronna Benjamin, attorney for the project, stated the owner wishes a
high quality building .
Walter Power asked if they intended to construct the exterior of
authentic clay tile and Mr. Danielson replied that they intent to use
metal tile. He noted cost and construction considerations precluded the
use of clay tile. Mr. Power further noted the Planning Board has pervue
over exterior and landscaping and the Board would impose stringent
conditions over the site plan in these areas. Ronna Benjamin stated
that they had considered more exterior landscaping but the owner felt
there was a potential for any landscaping to be vandalized. Both Bob
Guethlen and Ken May emphasized the need for landscaping.
The Building Inspector concurs with the proposal; the Engineering
Department concurs but raised some questions which were clarified this
evening; the Board of Health concurs ; the Fire Department concurs; and
the Conservation Commission has determined the proposal not to be
significant to the Wetlands Protection Act provided the work is
performed within the existing fence.
Several abutters were present to express their disapproval of the
proposed plan. Dorothy Landano, 21 Bridge St. whose house is adjacent
to the existing restaurant expressed concerns relating to the noise
factor that would be present with the construction of the new lounge.
She and Lee Tremblay, another abutter, also noted that the construction
of the building would exacerbate existing parking problems in the
neighborhood.
In response to those concerns, Mr. Danielson stated that no noise would
be heard by the abutters due to the fact that the building will have 12"
thick masonry walls providing excellent insulation.
Councillor Stanley Usovicz, Councillor of Ward II noted this was the
first opportunity the neighbors had to review the plan. He emphasized
the parking, noise, and design issues already raised by the neighbors.
He asked the Board to consider that the neighborhood already has one
restaurant which causes problems. The construction of the Waikiki as
proposed could worsen these problems. It was suggested that Councillor ,
Usovicz be designated as spokesman for the neighbors in future
deliberations on this proposal. This was agreeable to both the
neighbors and to Mr. Usovicz.
- Page 3 -
City Planner Kavanaugh stated this hearing was a good example of why
site plan review is so important. If this project were to have begun
earlier, all that would be required would be a bulding permit. The
Planning Department will be doing a close review of the plan with
emphasis on landscaping, parking design and the impact of the new
Beverly/Salem bridge on the project. He felt there was a good
possibility there would not be a decision on the proposal until
September.
There being no further discussion, the public hearing was declared
closed.
BOARD OF APPEAL AGENDA
Regarding the proposal of George Belisle to develop 216 Lafayette St. ,
the Board voted to write a letter to the Board of Appeal stating they
have no objection to the proposal to construct 16 total units on the
site in the abstract, but the proposal will be subject to site plan
review by the Planning Board and this density may be reduced during that
process. The Planning Board, however, is in favor of the plan and
supports the rehabilitation of this site.
•
APPROVAL OF MINUTES
Upon the motion of Ken May and second of Bob Guethlen, the minutes of
May 2 were approved. Upon the motion of Ken May and second of Abby
Burns, the minutes of May 16 were approved as amended. Upon the motion
of Ed Stevenson and second of Abby Burns, the minutes of June 6 were
approved as amended. Upon the motion of Donald Hunt and second of Bob
Guethlen, the minutes of June 20 were approved.
OLD/NEW BUSINESS
Upon the motion of Kenneth May .and second of Edward ;tevenson, the name
"Freedom Hollow" will be suggested to the City Council for the new
interior road at the Village at Vinnin Square. It was so voted.
There being no further business a motion was made to adjourn. Having
passed unanimously, the meeting was declared adjourned at 9:35 P.M.
Respectfully submitted,
• Nancy Syatt
MINUTES OF MEETING
July 18, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room, on Thursday, July 18, 1985. Present were Walter Power, Donald
Hunt, Kenneth May, Edward Stevenson, Bob Guethlen, John Ahern and Henri
Theberge. Also present were City Planner Gerard Kavanaugh and Staff
Advisor Dale Yale. Abby Burns was absent.
Chairman Walter Power called the meeting to order at 7:35 P.M. and
welcomed Henri Theberge to the Board as our newest member.
FORM A - LAURENT BEDARD, VERDON STREET
Mr. Bedard proposes to change the lot line dividing the three lots of
land on his parcel to better conform to the current zoning for the area.
He noted that he. has received the necessary variances from the Board of
Appeal as the lots in question do not have the required lot area or
frontage.
Walter Power asked if the two lots shown were the only vacant lots on
this street and Mr. Bedard replied in the affirmative. The third lot
houses his residence. _
Walter Power also asked how much frontage was present on his abutters '
property and Mr. Pedard replied that they had approximately 50' of
frontage each, so what he is proposing better conforms to the present
zoning regulations.
Upon the motion of Ken May and second of Normand Houle, the Form A was
endorsed, approval under the Subdivision Control Law not required: It
was so voted.
PUBLIC HEARING FORM C - NICHOLAS FIORE, JR. - CLARK ST.
Walter Power read the notice of the public hearing.
This involves the combining of lots 119 and 120 on Clark street in order
to meet the frontage requirement of 100' on an improved street for the
purpose of constructing a one family house.
Mr. Philip Litman, attorney representing Mr. Fiore, was present to
discuss this proposal. He noted that a letter was sent to the Planning
Board requesting a waiver of some requirements of the subdivision
regulations.
Specifically, the waiver of requirements are as follows:
a) eliminate sidewalks and curbing, since there are no sidewalks
on the remainder of the street;
b) a thirty (30) feet wide .street, they propose 18;
Page 2 -
• c) a "T" design at the temporary end of the street rather than a
cul de sac;
d) lay out , design and calcuration for storm drainage
e) a statement requiring conformance to Master Plan since-only one
lot is being developed;
f) 'a sign advertising a public hearing;
g) connection to the water supply and allow the digging of an
artesian well. This subject to the approval of the Board of Health.
h) an environmental impact statement .
Walter Power noted that the School Department, the Police and Fire
Departments, and the Building Inspector all concur with this proposal.
The Board of Health concurs stating that the extension of the common
sewer meet the requirements of the City Engineering Department and the
water supply (drinking wter) be located on the proposed plot plan and
also meet the necessary requirements. The Conservation Commission
concurs with this proposal but stated that since there are wetlands
present on the parcel, any construction within the wetlands area would
be subject to Conservation Commission approval . The City Engineer has
reviewed the plan and commented that while the width of the pavement (18
feet) is consistent with the existing pavement, he feels it is too
narrow for a street which is likely to be extended further and suggests
a width of 28 feet . He noted that the plan does not conform to City
standards and suggests a 1� inch wearing surface wilth a 2 inch base
• over 12 inches of gravel and also that the proposed temporary
turn-around be paved in the same manner as the propsoed road since it is
not certain when Clark Avenue will be extended.
Donald Hunt asked how far the artesion well would be dropped into the
ground and Philip Litman replied approximately 200 feet. Mr. Hunt also
inquired as to the width of Clark Road and Mr. Litman stated that the
right of way is 40 feet wide and that the existing street is 18 feet
wide.
Ralph Morris of One Clark avenue, an abutter, expressed some concern
regarding the possibility of Mr. Fiore parking his company trucks on the
property and Walter Power replied that Mr. Fiore is applying for a
single family application and therefore, this lot cannot be used in that
manner. Mr. Power stated that abutters would have recourse if this
became an issue.
After some discussion, the public hearing was declared closed. No
action taken at this time.
PUBLIC HEARING - BUISNESS PARK/SITE PLAN - MAYNARD PLASTICS
Chairman Walter Power read the notice of the public hearing.
Attorney John Serafini gave a brief overview of the proposal. The plan
• consists of a 13-acre parcel upon which a 300' x 560' building will be
Page 3 —
• constructed to house Maynard Plastics, Inc.., which is presently located
in Shetland Park. An Environmental, Impact narrative, lighting plan,
snow storage plan, and landscaping were submitted as part of this
evening ' s presentation. Mr. Serafini then introduced George Seeley and
Sylvie Michelusu of Fafard to discuss the Site Plan in detail.
Mr. Seeley noted the plan as shown provides for 150 parking spaces. The
Zoning Ordinance requires 282. An overlay showing proposed additional
spaces will be submitted, but Mr. Seeley noted the 150 figure
represented Maynard 's present requirements.
Mr. Seeley presented the Board renderings of floor plans, elevations,
and cross—sections of the building and noted the rear of the building
would be taller than the front portion. The manufacturing and
warehousing areas wou.l.d be located to the rear of the building, while
the offices will be located in the front.
Walter Power raised the issue of future expansion and Mr. Seeley noted
an additional 50,000 sq. ft . is projected for sometime in the future
30,000 sq. ft . in the front of the property, and 20,000 sq. ft . in the
rear. Walter Power felt some additional expansion space should be
planned for the site and also questioned how this parcel would fit in
with the total 43 acre site. Attorney Serafini stated the concerns of
the principals should be taken into account in this process. This
. proposal presents what Maynard has requested.
Bob Guethlen noted a problem could be encountered if the building was
ever sold. Attorney Serafini felt the Board should defer to the wishes
of the buyer.
Bob Guethlen asked what materials would be used in construction and Mr.
Seeley replied the building wold be constructed of pre—fabricated
panels, top to bottom. Bob Guethlen asked the stud height dimensions
and George Seeley stated the studs would be 24' in the front portion of
the building and 32' in the rear.
Walter Power asked if it was feasible to put parking spaces on the other
side of the wetland and connect that area to the main site by the
bridge . Mr. Seeley felt this would be prohibitively expensive.
George seeley gave a brief description of the landscaping and lighting
plans and Sylvie Micheluti explained that seventeen 250—watt lights were
proposed for the building and a 400—watt flood light will be placed on
each corner of the building. The entrance will have three pole lamps.
Eward Stevenson asked if 24 hour security would be provided and Mr.
Seeley noted the company operates on three shifts.
Henri Theberge asked for a better definition of a "stand" of trees.
Page 4 -
John Ahern questioned the contents 'of the storage tanks on the side of
the building and Mr. Seeley stated the material was non-toxic, but he
will provide further infomation. Traffic circulation and the number of
entrances on Swampscott Road were also questioned.
Mr. Salvatore Spinale of DiPietro Ave. expressed concern for traffic
impacts on his property. He further wishes his house could be connected
to any sewer constructed. He is concerned with the overall impact of
the project on his property. Walter Power requested that the Planning
Dept . look at this property and others in the area regarding possibility
of a sewer connection to Mr. Spinale' s property.
Attorney Serafini stated the developer plans to meet with the
Conservation Commission and Planning Department to address any concerns.
There being no further discussion, the public hearing was declared
closed.
PUBLIC HEARING - WETLANDS SPECIAL PERMIT - MAYNARD PLASTICS
Chairman Walter Power read the notice of the public hearing.
George Seeley delineated the wetlands on the plan and noted they intent
to work closely with the Conservation Commission in addressing the
wetlands issues.
They plan to construct a retention pond on the site in order to control
run-off and to avoid exacerbating run-off problems on Swampscott Road.
Walter Power noted the Board will be looking to the Conservation
Commission for guidance in this matter.
There being no further discussion, the public hearing will be continued
until September 5 at 7 :30 P.M.
A
PUBLIC HEARING - WETLANDS SPECIAL PERMIT - RESIDENTIAL P.U.D. - WHALERS
LANE
Chairman Walter Power read the notice of the public hearing.
It was noted by Attorney Serafini that a more workable arrangement on
the Board may be to deal with the wetlands issues in phases, similar to
the phased Site Plan approach.
Following some discussion, it was agreed this would be a workable
arrangement .
Upon the motion of Ken May and second of Donald Hunt, the hearing will
be continued until September, 1985. It was so voted.
Page 5 -
• STASINOS - PRELIMINARY DISCUSSION '
This proposal involves the construction of 96 two- bedroom units and
office/industrial space over 26 acres of land at 394 Highland Ave. ,
(B-2, R-1 , R-C) . Attorney John Keilty, representing Mr. Stasinos, was
present to discuss this plan. He noted that Nicholas Fiore is the
present owner of this parcel and Mr. Stasinos has an option to purchase
it.
There will be 96 units of residential condominiums on 15 acres of the
parcel with a minimum of a 100' buffer area between the existing
residential neighborhood off Ravenna Ave. Mr. Keilty further noted that
there will be no construction in the R-C portion of the property.
John Ahern asked if these will be two bedroom townhouses and Jack Kelty
replied in the affirmative. Mr. Ahern also asked how much sq. footage
would be available per each unit and Mr. Keilty replied 1200-1500 s.f.
Edward Stevenson asked if there would be any retail space under this
plan and Mr. Kelty answered in the negative. Even though there is
"tremendous" interest in retail use for this property, the developer is
willing to compromise with a combination of residential and off..ice use.
Mr. Kielty stated that some concern has been expressed by the
neighborhood with regard to the impact this development would have on
traffic and City Planner Gerard Kavanaugh noted that these concerns have
been addressed in a preliminary way with the state and with owners of
abutting properties and further assessments will be made as to the
possibility of providing one access for the entire Business Park Zone.
The possibility of one traffic light serving the entire Business Park
parcel will also be addressed.
Walter Power noted that the Board would desire that the internal
circulation of the entire Business Park Zone be planned to preclude
further curb cuts in the future. Mr. Keilty felt this was feasible.
Robert Guethlen added he would also like to see a more aesthetically
pleasing internal roadway. Mr. Keilty replied this could be addressed.
Mr. Kielty will return to the Board to update them prior to going to the
Board of Appeal . Walter Power also suggested curving the main road
toward the property line towards Rich' s for future extension into the
balance of the zone.
FORM A - ROBERT GAUTHIER, WYMAN TERRACE
At Mr. Gauthier' s request , the Form A was withdrawn without prejudice.
BOARD OF APPEAL AGENDA
Regarding the petition of McNeil Associates for necessary permits to
construct 36 townhouses in Collins Cove, the Board will write a letter
in support of the plan.
r. J
- Page 6 -
• Regarding the petition of Clifford and Ellen Clark for a Special Permit
to convert an existing two family dwelling into a three family dwelling
at 73 Boston St. , Staff Advisor Dale Yale will write .a letter to the
Board of Appeal expressing parking and density conserns.
APPROVAL' OF MINUTES
There being no additions or corrections, upon the motion of Donald Hunt
and second of Ed Stevenson, the Minutes of July 11 , 1985 were approved.
It was so voted.
OLD/NEW BUSINESS
The next meeting of the Board will be August 1 , 1985. There will be no
further meetings in August.
There being no further business, a motion was made to adjourn. Having
passed unanimously, the meeting was declared adjourned at 10:25 P.M.
Respectfully submitted,
Nancy Syatt
MINUTES OF MEETING
August 1 , 1985
The Salem Planning Board met at One Salem Green, second floor conference
room, on Thursday, August 1 , 1985. Present were Walter Power, Edward
Stevenson, Robert Guethlen, John Ahern, Kenneth May , Henri Theberge and
Normand Houle. Also present were Staff Advisor Dale Yale and City
Planner Gerard Kavanaugh. Donald Hunt and Abby Burns were absent .
Chairman Walter Power called the meeting to order at 7 : 50 P.M.
PUBLIC HEARING - RICHARD MALONE: FORM C - 4 LOTS ON PARLEE STREET
Walter Power read the notice of the public hearing.
This proposal. involves the extension of a dead-end street , construction
of a cul-de-sac and subdivision of 4 new lots for single family homes at,
the end- of Parlee Street. Attorney John Kielty was present representing
Mr . Malone to discuss the plan. He stated that Mr. Malone plans to
regrade the existing topography to provide more gentle sloping and that
the cu:-de-sac and new lots would comply with current zoning regulations
and subdivision laws. A sewer will connect to the existing water main
and two 12" storm drains serve to drain into existing wetland areas via
a proposed drainage easement.
The pavement will be 28" wide with a 6 ' grass strip and sidewalks on
both sides. Mr. Keilty noted that Mr. and Mrs . Malone plan to build a
house on lot r2 which they will occupy and that "Parlee St . extension "
is the proposed name for this area .
Mr. Keilty noted the plan will be re-drawn to address the concerns
raised by the Engineering Department .
John. Ahern asked how much frontage would be present on lot 4'3 and Mr.
Keilty replied that it would be over the required 100' . Some of the
frontage is derived from the cul-de-sac. Mr. Ahern also asked if the
utilities would be underground and Mr. Keiilt; replied in the
affirmative .
Bob Guethlen asked what type of curb would be installed and Mr. Kielty
replied that a bituminous concrete curb is proposed. Edward Stevenson
inquired as to what the radius of the cul-de-sac would be and Mr. Kielty
replied that it would be 80' , as opposed to the required 116" . He feels
that 116" would be inappropriate , given the neighboring wetland. This
radius would be one of the waivers requested by the applicant , the other
being a waiver from granite curbing.
Walter Power expressed concern over whether the enlargement of the
cul-de-sac would make any of the lots below minimum size and Jack Keilty
replied this was possible . Henri Theberge asked if they would consider
stretching the bubble and Mr. Keilty replied it was possible.
t
Page 2 -
•
Mr. Power also asked if the drainage easement was presently existing
and Mr. Kielty replied that it was not. The Conservation Commission
would have input into any construction in this area. Mr. Malone would
have to place hay bales along the bank and therefore ran-off would have
minimal impact on the wetland.
Walter Power suggested the wetlands be shown on the plan. Mr. Keilty
concurred.
The Police Department concurs with the plan; the School department
concurs: the Conservation Commission concurs, but added that any home
construction within 100' of the wetland would require filing of a Notice
of Intent , the Engineering department has raised some issues which will
be addressed, the Board of Health concurs with comments.
Robert Guethlen asked if the applicant would consider granite curbing
and Mr. Keilty replied they were planning to install Cape Cod bituminous
berms.
Councillor Leonard O' Leary stated he would like to see granite curbing.
Mr. Arthur Wilson of Paul Avenue, an abutter, stated he had no objection
to the proposal.
It was agreed that Councillor O'Leary would be notified of any future
discussions on tis proposal .
There being no further discussion, the public hearing was declared
closed .
FIORE - FORM C
This involves the combining of lots 119 and 120 on. Clark Street in order
to meet the frontage requirement of 100' on an improved street for the
purpose of constructing a single family house. Mr . Philip Litman,
attorney representing Nicholas Fiore, was present to discuss this
proposal .
Mr . Litman noted that Mr. Fiore plans to construct 100' of roadway, with
a temporary T-turnaround, extend the sewer to serve the house and
provide water through an artesian well.
Walter Power asked how many lots beyond these would be available for
development and Mr. Fiore replied there would be 12 at 50' frontage or.6
legal size lots. This is why a T-turnaround was requested rather than a
• cul-de-sac.
— Page 3 —
• Mr. Litman stated that most of the utilities for this project would be
above ground and City Planner Kavanaugh responded that as stated in the
proposed conditions, all utilities will be placed underground and that
Mr. Fiore would have to run any wiring down a utility pole and into the
ground.
Chairman Walter Power asked how many feet existed between the lots and
the existing road and Mr. Fiore replied that there were approximately
20' .
Following some discussion, the Board proceeded to vote on the requested
waivers:
Upon the motion of John Ahern and second of Kenneth May, the waiver
from sidewalk; curbing, and grass strips was approved. It was so voted.
•
Upon the motion of John Ahern and second of Normand Hole, the waiver
from street width was approved. It was so voted. It was felt that this
could be addressed when remaining lots were developed.
Upon the motion of Kenneth May and second of Normand Houle, the
waiver from cul—de—sac was approved. It was so voted. It was felt that
a cul—de—sac could be constructed following development of remaining
lots down the road.
I
Upon the motion of Kenneth May and second of John Ahern, the waiver from
lay out , design and calculation of storm drainage was approved. It was
so voted.
Upon the motion of Kenneth May and second of John Ahern, the waiver from
statement requiring conformance to a master plan was approved. It was
so voted.
Upon the motion of Kenneth May and second of John Ahern, the waiver from
sign advertising a public hearing was approved. It was so voted.
Upon the motion of Kenneth May and second of John Ahern, the waiver from
connection to the City water supply was approved. It was so voted.
Upon the motion of Kenneth May and second of John Ahern, the waiver from
an Environmental Impact statement was approved. It was so voted.
Upon the motion of John Ahern and second of Normand Houle, the Form C
was endorsed subject to the following conditions:
1 . Proposed road extension will be a minimum of twenty—eight feet of
pavement;
2. Road construction shall consist of 1�" of wearing surface, 2" base
• over 12" of gravel;
Page 4 -
•
3 . The proposed temporary turn-around shall be paved according to the
above specifications for road construction;
4. Any construction within 100'. of the wetlands area as delineated on
City Salem Wetlands maps shall be subject to the approval of the
Conservation Commission;
5. The extension of the sewer shall be subject . to the review and
approval of the Engineering Department ;
6. Drinking water supply shall meet the requirements of the Engineering
Department and state private water supply regulations;
7 . . An easement for the temporary turnaround shall be granted to the
City in a form acceptable to the Engineering Department and City
Solicitor;
8. Utilities, including electricity, telephone, and communications to
serve the proposed dwelling shall be placed underground. All electrical
cable shall be encased in conduit unless otherwise specified by the City
Electrician.
9. All construction shall be limited to the hours of 7 :00 a.m. - 5:00
p.m. , weekdays and 8:00 a .m. - 5:00 p.m. on Saturdays. No work shall be
conducted on Sundays . Inside work of a quiet nature will be permitted
at other times ;
10. A pre-blast survey shall be performed prior to commencement of
construction. Any blasting shall be subject to the Fire Protection Code
(M.G.L. 118 S. l0A and 527 C.M.R. 13 .00)
11 . Drilling and blasting shall be limited to Monday - Friday between
8:00 a .m. - 5:00 p.m. There shall be no drilling or blasting on
Saturdays , Sundays or holdiays .
12 . All construction shall be carried out in accordance with the Rules
and Regulations of the Planning' Board. A Clerk of the Works shall be
provided for utility inspection by the City at the expense of the
developer as is deemed necessary by the Director of Public Services and
the City Planner.
13 . There shall be no storage of commercial vehicles on the property.
It was so voted, with one abstention.
MAYNARD PLASTICS
• Mr . GeoAre Seeley and John Serafini, Jr. , attorney representing The
Fafard Company, were present to give a brief overview of this proposal .
Page 5 -
•
John Serafini noted that Maynard Plastics proposes to cover 13 acres of
the 43 acres of land available. They propose 24% lot coverage. The
amount of open space that is required is 10% and they are proposing 61%.
(26 AC) 4.9 AC will be for parking.
The building will be 170,000 s. f. with the capacity for future
expansion. Most of the wetland area surrounding the building will
remain undisturbed. The building will be set back 145' from the edge of
the roadway at the closest corner.
George Seeley stated that the building was repositioned 30' to the north
and 20' to the west and all slopes to the wetland will be 1'x: 1 with 6 '
of vegetation as requesteed by the Conservation Commission. A second
curb cut for truck traffic has been proposed at Maynard Plastic' s
request. Otherwise, the entire site (43 AC) is served by one curb cut.
City Planner Gerard Kavanaugh read the proposed conditions and expressed
that he was very comfortable with what The Fafard Company and Maynard
Plastics had presented this evening.
Edward Stevenson expressed some concern over the number of parking
spaces Maynard Plastics will provide for their (170) employees and Mr.
Kavanaugh replied that because of the different types of office use in
this building and the number of different shifts, he does not see this
as being a significant problem. However, land has been set aside if
additional parking needs arise.
Walter Power remarked that there should be two exit lanes from the main
entrance to the park to facilitate traffic flow and that the width of
.the road should be addressed. City Planner Kavanaugh concurred.
Kenneth May brought up the issue of fire hydrants inside the park and
Gerard Kavanaugh replied that this should be a condition of approval.
Regarding parking, Kenneth May suggested that "future parking areas" be
delineated on the plan. City Planner Kavanaugh felt this was a good
idea.
John Ahern questioned the issue of a sign and Mr. Kavanaugh noted that
the City ahs a Sign Ordinance, but the Planning Board could reserve
rights over a proposed sign.
Henri Theberge expressed concern over the water and sewer needs for the
Swampscott Road area and Gerard Kavanaugh stated that an assessment of
the area would be made by the Planning Department by the end of August.
Assurance was made by Walter Power that these assessments will be made.
Robert Guethlen suggested a landscaped island be installed on the exit
• road and Howard Fafard ocmmented that this would be an excellent idea.
- Page 6 -
Several minutes of discussion took place regarding the truck access
Maynard Plastics has requested and Walter Power felt the Board should
reserve the right to determine the adequacy of that access. Mr. Howard
Gross, President of Maynard Plastics, commented on the need for two
accesses as far as cost efficiency of shipping goes. The Board
concurred with these comments.
Salvatore Spinale, DiPietro Ave. , an abutter, raised the issue of stone
crushing, dust control and blasting after hours and Walter Power replied
that he would look into these concerns and correct the situation, if
necessary. Further, some consideration would be given to connecting Mr.
Spinale' s property to the new sewer on Swampscott Road.
After some disucssion, a mbtion was' made by Normand Houle and seconded
by Edward Stevenson to approve the Site. Plan Review Special Permit
process subject to the following conditions.
1 . All sedimentation and erosion control structures shall be installed
at the 100' buffer zone line as determined by the Conservation
Commission prior to commencement of work. Such structure shall be
maintained during construction.
2. Stockpiled fill material excavated during the 21-E process which has
been deemed to be hazardous shall be removed from the site within four
weeks from the date of this decision. This material shall be removed to
an approved facility and copies of delivery slips shall be supplied to
the Planning Board. Until such material is removed, stockpiled material
shall be covered and surrounded by hay bales.
3. A detail of silt fence to be shall be provided to the Planning .
Board.
4. The proposed project in full shall be subject to the review and
approval of the Conservation Commission. .
5. Drainage calculations for retention area shall be submitted for 10,
50, and 100 year storms to the Engineering Department and Conservation "
Commission for review and approval .
6. Salt as a de-icing agent shall be prohibited.
7 . All utilities shall be constructed so as to protect from leakage and
seepage of water.
. 8. Floor levels of habitable living space shall be four feet above
seasonal high water table.
9. Basements below seasonal high water table which could be used as
habitable space ,shall be flood-proofed.
• - Page 7 -
SITE PLAN REVIEW CONDITIONS:
1 . A determination of the adequacy and design of internal roadways with
respect to roadway widths, curbings, sidewalks, and planting strips
shall be subject to the review and approval of the Planning Board and
Planning, Department .
2 . The building location shall be altered 30' in a northerly direction .
than shown on site plan dated July 18, 1985.
3 . The building location shall be altered 20' in a westerly direction
than shown on site plan dated July 18, 1985.
4. Proposed roadway layout shall be strictly adhered to. Construction
vehicles shall follow roadway layout to minimize impact upon wetlands.
5. Water and sewer designs shall be subject to the review -and approval
of the Engineering Department and Planning Board.
0
6. The number of parking spaces shall be conditional upon an analysis
by the Planning Department of Maynard Plastics parking needs.
7 . A sewer, water, and road profile for the entire 43 acre parcel shall
be submitted for the review and approval of the Engineering De.par.tment
and Planning Board.
8. Drilling and blasting shall be subject to Fire Dept . codes (M.G.L.
118 S. 10A and 527 C.M.R. 13 .00) A pre-blast survey shall be performed
prior to commencement of construction. Drilling and blasting shall only
take place during hours as defined by the Planning Department and the
Fire Department .
9. The development to take place on the parcel shall be subject to the
NEPA process.
10. Proposed signs shall be subject to the review and approval of the
Planning Department .
11 . Adequacy of culverts on Swampscott Road shall be analyzed by the
developer and the Planning Department . Upgrading of culverts, if deemed
necessary, shall be undertaken by the developer at the cost of the
developer.
12 . Fire access to all four sides of the proposed buildings shall be
provided subject to approval of the Fire Department .
13 . A lighting plan shall be subject to the review and approval of the
Planning Board.
• 14. A landscaping plan shall be subject to the review and approval of
the Planning Board.
r'
- Page 8 -
15. Development easements for access to adjoining parcels in the
proposed Business Park shall be provided in a form approved by the
Planning Board and City Solicitor.
16. The future roadway improvement needs of Swampscott Road shall be
analyzed by the Planning Board and Planning Department and needs as
defined by such analysis shall be adhered to by the developer.
17 . A detailed specification of the storage tank areas for Maynard
Plastics shall be provided to the Planning Board. Such detailed plans
shall include contents of tanks and emergency procedures in the event of
electrical failure .
18. A specification of the proposed control structure shall be supplied
to the Engineering Dept. and Conservation Commission for review and
approval .
19 .. Adequacy of fire flows shall be reviewed and approved by the Fire
Dept.
BOARD OF HEALTH CONDITIONS:
I . A policy for the maintenance and cleaning o€ surface drains shall be
presented to the Board of Health.
2. Prior to Certificate of Occupancy, the water system shall be tested
for pressure and bacteria.
3 . An acceptable means for the holding and disposal of rubbish shall be
submitted to the Board of Health for review and approval .
G . An acceptable means of removal of construction debris and vegetation
shall be employed.
5. Prior to commencement of construction, a licensed pest control firm
shall be employed for site evaluation. Copy of results shall be
submitted to Board of Health.
6 . An acceptable method for dust control and street cleaning shall be
employed during construction. '
Upon the motion of Kenneth May and second of Normand Houle, the Wetlands
Special Permit was approved, subject to the same conditions. It was so
voted, with one abstention.
FORM A - FAFARD, FIRST ST.
At the request of Attorney John Serafini, the Form A was withdrawn
without prejudice.
• STASINOS
Attorney John Keilty presented a plan for a parcel on Highland Ave.
which was discussed at our previous meeting. The plan has been re-drawn
to address concerns raised at that meeting.
-9—
Mr. Keilty noted the plan proposed 96 residences, plus office/light
industrial space. The office areas would be designed to resemble the
residences of a townhouse design.
mr. Keilty stated the road configuration had changed to provide a
potential rear access to Rich's and to accomodate the one traffic light
scheme which has been discussed.
There is still a 100' buffer between the existing residential
neighborhood off Ravenna Ave. and the new project.
The developer plans to file before the Board of appeal in early Fall.
Attorney Keilty asked for some guidance from the Board as to whether
office use would be acceptable, and it was generally agreed this was an
acceptable use. Bob Guethlen expressed some concern over the large
warehouse footprint in the middle of the site and both Bob Guethlen and
Walter Power felt better isolation of the housing area should be
achieved on the plan.
City Planner Kavanaugh stated the Planning Department will be looking at
the parcel from a land use standpoint in the early Fall.
It was also suggested the Board plans to tour this and other sites being
considered for development early in the Fall.
FORM A--FRANK ROMANO, GREENWAY ROAD
Mr. . Romano has indicated a willingness to discuss his Form A. proposal
with the Planning Department prior to action by the Board. Therefore,
it was agreed to continue any action on this proposal until a future
meeting. The City Clerk will be so informed.
APPROVAL OF MINUTES
Upon the motion of Ken May and second of John Ahern, the minutes of the
previous meeting were approved as corrected. It was so voted.
OLD/NEW BUSINESS
The next meeting of the Planning Board will be held on September 5,
1985, at 7:30 p.m.
There being no further business, •a motion was made to adjourn. The
motion carried and the meeting was declared adjourned at 10:05 p.m.
Respectfully submitted,
Nancy Syatt
MINUTES OF MEETING
y September 5, 1985
The Salem Planning Board met at One Salem Green, second floor conference
oom, on Thursday, September 5, 1985. Present were Walter Power, Donald
Hunt , Kenneth May, Henri Theberge, Normand Houle, Abby Burns, City
Planner Gerard Kavanaugh and Staff Advisor. Dale Yale. Edward Stevenson,
John Ahern and Bob Guethlen were absent.
Chairman Walter Power called the meeting to order at 7 :35 p.m.
FORM A - RAVENNA AVE.
This involves three lots located on Ravenna Avenue to be re-subdivided
into two lots.
m
The area in question originally consisted of three lots with 50 foot
frontage each which the City took by eminent domain in 1978 for a sewer
pumping station. The lot now containing 5,625 square feet will be
retained by the City for the pumping station and the 16,310 square foot
lot will be deeded to an abutter.
Henri Theberge suggested notifying the original owner of this parcel to
offer the opportunity of re-acquiring this land. It was agreed that a
note raising this possibility would be sent to the City Solicitor.
Upon the motion of Henri Theberge and second of Abby Burns, the Form A
was endorsed, approval under the Subdivision Control Law not required.
It was so voted.
PUBLIC HEARING SITE PLAN REVIEW SPECIAL PERMIT, COLLINS COVE
The purpose of this hearing is to explore the effects of the
construction of 36 townhouses on Szetela Lane (Collins Cove) . Thomas
Southworth, President of McNeil Associates was present to give a brief
overview of this proposal.
Mr. Southworth noted that the units will be constructed on the downhill
section of the site, thus enhancing Collins Cove and minimizing the
visual impact of the power plant from the abutters. The majority of the
proposed condominiums will be two story structures with two bedrooms,
each with a separate entrance. bonald Hunt asked if there would be any
three-bedroom units available and Mr. Southworth replied that only six
are proposed as there is very little demand for three-bedroom units.
A cul-de sac will be placed at the end of the driveway and a gated fire
lane to be used for emergency access will be constructed. This access
gate will be built per the specifications of the Fire Department. It
will not be used for a travel lane. Mr. Southworth further noted the
main entrance was planned at the end opposite the Bentley School to
minimize traffic congestion in that area.
— Page 2 —
"Carriage house" garages will offer 30 parking spaces with an additional
37 open spaces and 30 "apron" type spaces for a total of 2� spaces per
dwelling unit.
A 4' gravel path walkway will be provided over the perimeter of the site
for public access to Collins Cove. The existing wall will be restored
to prevent further erosion of the bank. The existing graveyard will be
restored and public access to both the graveyard and the pier will be
provided for Salem residents. However, the clubhouse will be for
condominium residents only. A portion of the clubhouse has been set
aside for use by the Crow I Club, but this has not yet been finalized.
Regarding landscaping, Mr. Southworth stated that as many trees as
possible will be preserved and also that a buffer zone from the existing
neighborhood will be provided. Mr. Southworth has agreed to screen to
the abutters' specifications. Plantings, grass strips, etc. will also
be considered. A tree survey has been performed to maximize existing
trees. A full Landscaping Plan will be provided to the Board and
Planning Department.
Walter Power asked if a gate would be placed at the emergency entrance
of the site and Tom Southworth replied that it would. Mr. Power then
commented that a sign should be erected near the gate indicating a dead
end.
• Kenneth May expressed some concern regarding the construction of the
interior roads. Mr. Southworth replied that a private roadway with
sloped granite curbing on the curves and bituminous Cape Cod berm is
proposed and that all roadway construction will comply with current
regulations. A roadway detail, lighting, and snow storage plan will be
provided to the Board.
Henri Theberge brought up the issue of the easement within the
development and Mr. Southworth stated that a condition of the Purchase
and Sale Agreement was to provide a 4' wide easement for walking,
jogging, etc. Mr. Theberge asked if one could continue walking along .
the shore beyond this property and Mr. Southworth replied in the
affirmative. Mr. Theberge also asked if any future plans were proposed
for the clubhouse and Tom Southworth replied that it would be used for
Administrative offices for the developer.
Donald Hunt asked if the number of units could be changed and City
Planner Kavanaugh noted the number was endorsed by the neighborhood and
was a condition of the purchase agreement.
Abby Burns expressed some concern over the use of the clubhouse by the
Crow II club for parties which could cause a disturbance and Mr.
Southworth stated the lease arrangements with the Crow II would address
• this.
,
• - Page 3 -
Walter Power noted that the Conservation Commission, the Board of
Health, and Building Inspector all concur with this proposal. There are
no comments as yet from the Engineering Department. Walter Power also
read the Board of Appeal decision for the record.
There being no further comments, Walter Power declared the public
hearing closed.
PUBLIC HEARING - WETLANDS SPECIAL PERMIT - COLLINS COVE
Walter Power read the notice of the public hearing.
Dr. Hugh Mulligan of Gulf of Maine Research was present to discuss this
•
proposal which involves the construction of 36 townhouses on Szetela
Lane within a wetland and flood-hazard area. He noted that this
proposal is within the buffer zone and that the basements are above 100
year flood elevation. A granite block stone retaining wall will provide
protection for the site and help retard erosion of the bank.
Henri Theberge expressed concern over the foot bridge that wilt be
constructed and Mr. Mulligan explained that the bridge will be a 4. foot
wide, level wooden structure with an elevation of 171I feet , being above
. flood levels. It will be constructed of pressure-treated lumber.
Walter Power asked how the foot br'_dge would be anchored and Mr.
Mulligan replied that it would be anchored into the granite. A detail
of the footbridge and anchoring technique will be submitted to the
Board.
Walter Power noted that the Conservation Commission, the Board of Health
and the Board of Appeal all concur with this plan.
The Conservation Commission will be holding a public hearing on the
issue on September 12.
There being no further discussion, the public hearing was declared
closed.
PUBLIC HEARING - SITE PLAN REVIEW SPECIAL PERMIT - FAFARD COMPANIES;
RESIDENTIAL PUD, WHALERS LANE, PHASE I
Chairman Walter Power read the notice of the public hearing.
The purpose of this hearing is to explore the effects of the
construction of the first phase of a residential development on Whalers
Lane, off First St . , of approximately 170 residential units, 4 units per
' building, all will be two bedroom.
•
Page 4 -
•
John Serafini, attorney representing Fafard, was present to discuss this
proposal. He first gave a brief history of the developer's work in
Salem. He stated that construction is completed on lots 1 and 2 on
First St . for a total of 36 residential units.
Mr. George Seeley was also present to give an give an overview of this
development. He noted that Phase I of the construction encompasses
approximately 1/3 of the entire parcel and that there will be 42
buildings constructed containing a total of 172 units. The buildings
will be primarily quads with two or three eight-plexes. Each unit will
have self-contained parking with the provision for at least one enclosed
parking stall.
Walter Power asked if the parking area would be tandem style and John
Serafini replied in the affirmative. He noted the tandem garages were
for each individual unit, so inconvenience would be minimized.
The driveways. will be two-way flow for ease of access and will be
constructed with emergency loops or driveway T-turnarounds, External
lighting will be provided.
Regarding landscaping, Mr. Seeley explained that much of the open space
will remain undisturbed. Daniel Drake of the Fafard Companies noted
that some bushes, trees, etc. may be moved around somewhat but that the
* . intent was to disturb the existing mature trees as little as possible.
Utilities will be serviced from Whalers Lane and there will be
designated areas for snow removal.
Regarding drainage, buildings will fit into existing contours as much as
possible . Siltation control. is shown on the plan to protect wetlands.
Stone walls will be placed where rapid change in grade occurs.
Compensating storage areas will be constructed to replace filled wetland
areas according to the Order of Conditions issued for the project .
Howard Fafard stated that each unit will be buffered so as not to fare
out onto other units.
Abby Burns asked what type of curbing would be constructed within the
driveway system and Mr. Drake replied that it would be sloped granite „
edging or concrete berm with bituminous edging. Abby Burns also asked
if a jogging path would be constructed and Mr. Drake answered that it
was proposed originally, but that since then, the Planning Board had
stated that they preferred sidewalks on both sides of Whalers Lane.
Chairman Walter Power noted that construction of this development will
have a very strong impact on the City and that the Planning Board would
like to look further at the overall context before approving this phase
of construction.
- Page 5 -
Attorney Serafini stated that an extension of the time needed for
deliberation on the "umbrella" PUD will be granted.
There being no further discussion, the public hearing was declared
closed.
PUBLIC HEARING - WETLANDS SPECIAL PERMIT - RESIDENTIAL PUD, WHALERS
LANE, PHASE I
The purpose of this hearing is to explore the effects of the
construction of the first phase of a residential development on Whalers
Lane, within a wetlands area.
Walter Power read the notice of the public hearing.
• o
Walter Power asked what impact this development would have on the
neighboring wetlands and George Seeley replied that there would be
erosion control on all bordering vegetated wetland areas. He further
stated that siltation fences and hay bales were proposed to circle all
wetland areas.
Henri Theberge questioned how this method of erosion control would be
maintained and George Seeley answered that the Fafard Companies would be
. obligated to maintain these controls until wetland areas are
re-vegetated. This is a condition of the Order of Conditions issued by
DEQE.
Walter Power noted that the Conservation Commission and Board of Health
have issued comments addressing this proposal . The Conservation
Commission wishes to see evidence of erosion control and location of
compensatory areas. The Board of Health has requested the developer
attend their next meeting to address several outstanding issues.
There being no further discussion, the public hearing was declared
closed.
BOARD OF APPEAL AGENDA
The Planning Board reviewed the Board of Appeal Agenda for September 11 ,
1985 and will address comments on the following petitions:
Regarding the petition of Paul Frazer for variances from all applicable
density and setback requirements and use regulations in order to
construct a single family dwelling at 19 Bridge St . , the Board voted to
send a letter in support of the proposal, noting the construction of a
single-family home on this now vacant lot would be a proper use for the
site.
Page 6 —
•
Regarding the petition of Arthur Freedman for a variance to allow. a
Veterinary Clinic at 57 Loring Avenue, the Planning Board is in vigorous
opposition to any commercial encorachment in this residential area and
the Board of Appeal will be so- informed.
Regarding the petition of Jerry' s Department Store, Inc. for a special
permit to extend nonconformity by demolishing fabric store and Mr.
Grocer and constructing an addition at 450 Highland Ave. , the Board will
be reviewing this proposal on September 19, 1985.
APPROVAL OF MINUTES
Upon the motion of Kenneth May and second of Normand Houle, the minutes
of the previous meeting were approved as amended. It was so voted.
OLD/NEW BUSINESS
A site visit to Fafard's Parcel Two on First St. will be held on
Saturday, September 7, at 9:00 a.m.
There being no further business, a motion was made to adjourn. Having
passed unanimously, the meeting was declared adjourned at 10:05 p.m.
Respectfully submitted,
Nancy Syatt
MINUTES OF MEETING
September 19, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room, on Thursday, September 19, 1985. Present were Chairman Walter
•Power, John Ahern, Henri Theberge, Kenneth May, Abby Burns, Edward
Stevenson, Donald Hunt and Staff Advisor Dale Yale. Normand Houle and
Robert Guethlen were absent.
Chairman Walter Power called the meeting to order at 7:30 p.m.
FORM. A - JOHN HAYES
This involves a request by the applicant to void a previous plan to
re-subdivide a parcel of land located on Fairmount Street, approved
2/2/84 and to approve the plan to its original size.
•
Staff Advisor Dale Yale noted that the original -Form A was never
recorded at the Registry of Deeds by Mr. Hayes and that this Form A is
clerical procedure recommended by the Assistant City Solicitor.
Upon the motion of Kenneth May and second of John Ahern, it was voted to
approve the Form A, approval under the Subdivision Control Law_,not
required. It was so voted. -
. PUBLIC HEARING - SITE PLAN REVIEW/BUSINESS PARK - RICH'S DEPT. STORE
Walter Power read the notice of the public hearing.
The purpose of this hearing is to explore the effects of the
construction of a 37,000 sq. ft . addition to the existing department
store on Highland Avenue.
This proposal involves building a 26,000 sq. ft. addition to the Rich' s `
store sales area, as well as approximately 11 ,000 sq. ft. of new rental
space, by demolishing the existing Mr. Grocer Supermarket, abutting
Rich' s. This will increase the gross area of the shopping center by
about 10,500 sq. ft. , a 10% expansion. The addition/renovation '
represents no change in use but constitutes an extension of a
nonconformity, since the zoning was recently changed to Business Park
Development. The Board of Appeal recently granted a Special Permit to
allow the extension of the non-conformity.
Mr. David Glassman of Glassman Associates, architect for this plan, gave
the Board a brief overview of the proposal. He stated that in addition
to expanding Rich's, the building will be re-roofed and there will be a
general upgrade in the face of the building. The storefront sign will
be lowered onto the facade of the building and there will be a new
entrance vestibule. The number of parking spaces will meet with current
zoning regulations and the entire parking area will be made more traffic
• - efficient.
Page 2 —
•
There will be a snow removal area made available and a new lighting plan
for the parking lot is proposed. Existing curb cuts will remain as Mr.
Glassman noted that he does not want to interfere with the traffic
pattern. Mr. Glassman further stated that the new lighting plan will
not have an adverse effect on abutters.
Henri Theberge asked how much more floor space would be available and
Mr. Glassman stated approximately 10%. Mr. Theberge also inquired as to
what would be done with the available space and Mr. Glassman replied
that the aisles would be expanded and each department made larger and
that approximately $3.5 million would be spent on this project.
Abby Burns expressed concern regarding landscaping and Mr. Glassman
stated that flower pots are proposed and that extensive landscaping
would take away from the number of parking spaces available. Abby Burns
emphasized that landscaping would be essential.
Chairman Walter Power asked what the overall number of sq. ft. increase
of the store and parking area would be and Mr. Glassman replied that a
Civil Enginner is currently working on this but that it has not yet been
calculated. It was suggested that the architect work with—the Planning
Department to come up with an overall landscaping and parking plan.
. John Ahern expressed his support of this proposal stating that with new
landscaping and lighting, the area will be substantially improved.
Walter Power noted that the Building Inspector concurs with this
proposal with the following comments:
1 . Would recommend elimination of two (2) parking spaces at left
side of existing load area and two (2) spaces adjacent to the Garden
Shop to permit free access for emergency vehicles;
2. A Special Permit to extend a non—conforming use will be
required from the Zoning Board of Appeal.
3. All necessary permits must be obtained prior to the start of
construction or demolition.
The Board of Health concurs with the plan with the following comments:
1 . The design proposal concurs with the City Engineer Department
and City Plumbing Inspector for Utility Tie—Ins for drinking water,
sanitary waste (Sewage) , gas lines, and/or any other utility service.
2. Prior to water service (drinking Water) being put into service
that it be tested for pressure and bacteria;
• 3 . Employ an acceptable method for removal of all construction
debris and vegetation waste from site during construction.
— Page 3 —
4. Employ an acceptable method of cleaning and maintaining the
catch basins;
5. Employ an acceptable method for dust and street cleaning
control during site construction.
6. Prior to site start—up and during site construction employ a
licensed pest control firm for site evaluation and service with a copy
of the service invoice sent to the Health Department;
7. Employ an acceptable method for the holding and disposal of
trash (rubbish) after site development with a copy of this method in
writing sent to the Health Department.
Mr. Power further noted that no comments are available yet from the City
engineer.
Regarding the small stores proposed for lease, Mr. Glassman stated there
would be 10,000 sq. ft. total available which could be used for two or
three stores. Walter Power expressed some concern over the possibility
of these stores competing with uses in the downtown and Mr.__Gla'ssman
stated they would be amenable to suggestions as to types of uses for
these stores.
There being no further discussion, the public hearing was declared
closed.
TEDESCO POND — PRELIMINARY DISCUSSION
This is a re—submittal of a previous proposal for the construction of 16:. .
attached units in a cluster subdivision consisting of four quadriplex
units clustered around the pond. Mr. Carl Gardner of Maine Post and
Beam was present to discuss the changes which have been made in the plan
that was originally proposed.
Four quadriplexes are proposed with the area of the lots, ranging from
14,000 — 18,000 sq. ft. , remaining the same. Common land will be
increased by 11 ,000 sq. ft. Useable land will be increased from 65.7 to
81 .5 sq. ft. Property lines have been adjusted and two overflow pipes
have been shifted but remain generally in the same area. Three and
one—half lots previously existing around the pond have been eliminated.
Kenneth May questioned the practicality of proceeding with this plan and
Mr. Gardner replied that he would like to present the Board with a
conventional subdivision plan of conventional subdivision of this
property. Mr. Gardner further stated that the number of units proposed
•
. Js linked to the amount of funds being spend on the rehabilitation of
the pond, which he feels is a valuable amenity to the City.
• _ J
— Page 4 —
•
Kenneth May expressed concern over the amount of open space proposed' and
Mr. Gardner stated that this was to be addressed in the Special Permit.
Chairman Walter Power suggested. that the Board review the plan that was
originally presented before continuing with this proposal.
In particular, the issue of whether the Planning Board can waive
dimensional requirements in a B-1 area needs to be addressed. Also, the
issue of public access to the open space has not been resolved. Mr.
Gardiner agreed that these issues need to be resolved and he will be
filing a Preliminary Plan in the near future.
WAIKIKI — DISCUSSION
This is a continuation of a discussion on a proposal to reconstruct and
expand the Waikiki Restaurant on Bridge Street. - Mr. Ed Danielson,
architect for this project, and Mr. Jimmy Chen, spokesman for Waikiki,
were present to discuss the new landscape plan being submitted.
The new plan illustrates that a buffer strip on Pierce Avenue has been
added and also that a planting strip parking area and trees and
vegetation are now proposed.
• Chairman Walter Power asked if a sidewalk would be present on Pierce
Ave. and Mr. Danielson replied that there would not be. Mr. Power also
asked if a fence would be erected and Mr. Danielson replied that a
wroutht iron fence with a planting strip inside will abut the property.
Abby Burns suggested that 5' yews planted close together would be
effective in providing a buffer.
Ed Stevenson asked what size the planting strips were and Ed Danielson
replied approximately 5 ft.
Mr. Stevenson also expressed concern regarding insulation of the
cocktail lounge and Mr. Jimmy Chen noted that the lounge will have
14"-15" thick masonry walls, constructed of brick and concrete. Mr.
Stevenson asked if there would be any windows in the lounge and Mr. Chen
stated that there wouldn' t.
Walter Power stated he felt that an entertainment zone was being created
and expressed concern with the commotion, noise and loud music that will
be present with the expanded lounge. Mr. Power further noted that he
would like the Licensing Board to address these concerns prior to the
Planning Board taking a final vote.
Walter Power read the following Order of Conditions to the Board for
their review and comments.
— Page 5 —
1 . All work shall conform to plans and specifications entitled,
"Project Manual for Waikiki Chinese Restaurant, 15 Bridge street,
Salem,", dated March 15, 1984, prepared by John Danielson, Inc. ,
•Architects, and "Site Plan for Waikiki Restaurant, 15 Bridge Street,
Salem" dated September, 1982, revised 1/18/85.
2. Upon site start—up and during site construction, the Board of Health
shall be notified. All demolition material shall be disposed of
according to Board of Health regulations.
3. ' Sprinklers and test connections shall be subject to the approval of
the Fire Department.
4. Any activity which takes place beyond the location of the existing
fence shall be subject to Conservation Commission approval. •
5. All landscaping shall conform to Plan entitled, "Landscape Plan,
Waikiki Restaurant," dated 7/17/85, revised 9/12/85.
a. Shrub diameters shall be a minimum of 2' of diameter planted a
maximum of 4' on center. Mature trees shall be a minimum calipp r.of 3".
b. Shrubs and trees shall be maintained in a healthy and thriving
condition. Should these plantings not remain in a healthy and thriving
condition, the responsibility for replacement of such plantings shall be
the owner or his successor in interest.
6. All construction shall be conducted in accordance with the folloiwng
conditions:
a. No work shall commence before 7:00 a.m. on weekdays and 8:00
a.m. on Saturdays. No work shall continue beyond 5:00 p.m. No work
shall be conducted on Sundays or holidays. Inside work of a quiet
nature shall be permitted at other times.
b. All construction shall be carried out in accordance with the
Rules and Regulations of the Planning Board. A •Clerk of the Works shall
be provided by the City at the expense of the developer as is deemed
necessary by the Director of Public Services or the City Planner.
7. Prior to' issuance of an Occupancy Permit for the proposed
restaurant, noise level tests shall be performed in order to properly
evaluate the effects of the proposed expansion on the abutting
neighborhood. The nature of such tests shall be determined by the
Planning Board and may result in an amended decision.
8. Substantial violation of these conditions shall result in the
revocation of this permit by majority vote of the Planning Board.
— Page 6 —
There followed several minutes of discussion regarding the noise issue.
It was agreed that the architect would have noise level tests performed
to guage the effectiveness of the insulation material. In particular,
the Board is interested in decibel levels heard at the Pierce Ave.
property line late in the evening, approximately 11 :00 P.M.
Mr. Power stated that if this issue was resolved satisfactorily then the
Board could act at our next meeting.
APPROVAL OF MINUTES .
Upon the motion of Abby Burns and second of Donald Hunt, the minutes of
the previous meeting were approved as corrected. It was so voted.
There being no further business, a motion was made to adjourn. Having
passed unamiously, the meeting was declared adjourned at 10:05 p.m.
Respectfully submitted,
--)V Cq
APTU
Nancy Syatt
•
MINUTES OF MEETING
• September 19, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room, on Thursday, September 19, 1985. Present were Chairman Walter
Power, John Ahern, Henri Theberge, Kenneth May, Abby Burns, Edward
Stevenson, Donald Hunt and Staff Advisor Dale Yale. Normand Houle and
Robert Guethlen were absent.
Chairman Walter Power called the meeting to order at 7 :30 p.m.
FORM A - JOHN HAYES
This involves a request by the applicant to void a previous plan to
re-subdivide a parcel of land located on Fairmount Street, approved
2/2/84 and to approve the plan to its original size.
Staff Advisor Dale Yale noted that the original Form A was never
recorded at the Registry of Deeds by Mr. Hayes and that this Form A is
clerical procedure recommended by the Assistant City Solicitor.
Upon the motion of Kenneth May and second of John Ahern, it was voted to
approve the Form A, approval under the Subdivision Control Law not
required. It was so voted.
• PUBLIC HEARING - SITE PLAN REVIEW/BUSINESS PARK - RICH' S DEPT. STORE
Walter Power read the notice of the public hearing.
The purpose of this hearing is to explore the effects of the
construction of a 37,000 sq. ft . addition to the existing department
store on Highland Avenue.
This proposal involves building a 26,000 sq. ft . addition to the Rich' s
store sales area, as well as approximately ,11 ,000 sq. ft . of new rental
space, by demolishing the existing Mr. Grocer Supermarket , abutting
Rich ' s . This will increase the gross area of the shopping center by
about 10,500 sq. ft . , a 10% expansion. The addition/renovation
represents no change in use but constitute,s an extension of a
nonconformity, since the zoning was recentry changed to Business Park
Development. The Board of Appeal recently granted a Special Permit to
allow the extension of the non-conformity.
Mr. David Glassman of Glassman Associates, architect for this plan, gave
the Board a brief overview of the proposal. He stated that in addition
to expanding Rich's, the building will be re-roofed and there will be a
general upgrade in the face of the building. The storefront sign will
be lowered onto the facade of the building and there will be a new
entrance vestibule. The number of parking spaces will meet with current
zoning regulations and the entire parking area will be made more traffic
efficient.
• - Page 2 -
There will be a snow removal area made available and a new lighting plan
for the parking lot is proposed. Existing curb cuts will remain as Mr.
Glassman noted that he does not want to interfere with the traffic
pattern. Mr. Glassman further stated that the new lighting plan will
not have an adverse effect on abutters.
Henri Theberge asked how much more floor space would be available and
Mr. Glassman stated approximately 10%. Mr. Theberge also inquired as to
what would be done with the available space and Mr. Glassman replied
that the aisles would be expanded and each department made larger and
that approximately $3 .5 million would be spent on this project.
Abby Burns expressed concern, regarding landscaping and Mr. Glassman
stated that flower pots are proposed and that extensive landscaping C
would take away from the number of parking spaces available. Abby Burns
emphasized that landscaping would be essential.
Chairman Walter Power asked what the overall number of sq. ft. increase
of the store and parking area would be and Mr. Glassman replied that a
Civil Enginner is currently working on this but that it has not yet been
calculated. It was suggested that the architect work with the 'Planning
• Department to come up with an overall landscaping and parking plan.
John Ahern expressed his support of this proposal stating that with new
landscaping and lighting, the area will be substantially improved.
Walter Power noted that the Building Inspector concurs with this
proposal with the following comments:
1 . Would recommend elimination of two (2) parking spaces at left
side of existing load area and two (2) spaces adjacent to the Garden
Shop to permit free access for emergency vehicles ;
2. A Special Permit to extend a non-conforming use will be
required from the Zoning Board of Appeal.
3. All necessary permits must be obtained prior to the start of
construction or demolition.
The Board of Health concurs with the plan with the following comments:
1 . The design proposal concurs with the City Engineer Department
and City Plumbing Inspector for Utility Tie-Ins for drinking water,
sanitary waste (Sewage) , gas lines, and/or any other utility service.
2. Prior to water service (drinking Water) being put into service
• that it be tested for pressure and bacteria;
3 . Employ an acceptable method for removal of all construction
debris and vegetation waste from site during construction.
- Page 3 -
•
4. Employ an acceptable method of cleaning and maintaining the
catch basins;
5. Employ an acceptable method for dust and street cleaning
control during site construction.
6. Prior to site start-up and during site construction employ a
licensed pest control firm for site evaluation and service with a copy
of the service invoice sent to the Health Department;
7 . Employ an acceptable method for the holding and disposal of
trash (rubbish) after site development with a copy of this method in
writing sent to the Health Department.
Mr. Power further noted that no comments are available yet from the City
engineer.
Regarding the small stores proposed for lease, Mr. Glassman stated there
would be 10,000 sq. ft. total available which could be used for two or
three stores. Walter Power expressed some concern over the possibility
of these stores competing with uses in the downtown and Mr. Glassman
stated they would be amenable to suggestions as to types of uses for
• these stores.
There being no further discussion, the public hearing was declared
closed.
TEDESCO POND - PRELIMINARY DISCUSSION
This is a re-submittal of a previous proposal for the construction of 16
attached units in a cluster subdivision consisting of four quadriplex
units clustered around the pond. Mr. Carl Gardner of Maine Post and
Beam was present to discuss the changes which have been made in the plan
that was originally proposed.
Four quadriplexes are proposed with the area of the lots, ranging from
14,000 - 18,000 sq. ft. , remaining the same. Common land will be
increased by 11 ,000 sq. ft. Useable land will be increased from 65.7 to
81 .5 sq. ft . Property lines have been adjusted and two overflow pipes
have been shifted but remain generally in the same area. Three and
one-half lots previously existing around the pond have been eliminated.
Kenneth May questioned the practicality of proceeding with this plan and
Mr. Gardner replied that he would like to present the Board with a demo
plan of conventional subdivision of this property. Mr. Gardner further
stated that t_he number of units proposed is linked to the amount of
funds being spend on the rehabilitation of the pond, which he feels is a
valuable amenity to the City.
Page 4 -
•
Kenneth May expressed concern over the amount of open space proposed and
Mr. Gardner stated that this was to be addressed in the Special Permit.
Chairman Walter Power suggested that the Board review the plan that was
originally presented before continuing with this proposal.
In particular, the issue of whether the Planning Board can waive
dimensional requirements in' a B-1 area needs to be addressed. Also,' the
issue of public access to the open space has not been resolved. Mr.
Gardiner agreed that these issues need to be resolved and he will be
filing a Preliminary Plan in the near future.
WAIKIKI - DISCUSSION
This' is a continuation of a discussion on a proposal to reconstruct and •
expand the Waikiki Restaurant on Bridge Street. Mr. Ed Danielson,
architect for this project , and Mr. Jimmy Chen, spokesman for Waikiki,
were present to discuss the new landscape plan being submitted.
The new plan illustrates that a buffer strip on Pierce Avenue has been
added and also that a planting strip paiking area and trees and
. vegetation are now proposed.
Chairman Walter Power asked if a sidewalk would be present on Pierce
Ave. and Mr. Danielson replied that there would not be. Mr. Power also
asked if a fence would be erected and Mr. Danielson replied that a
wroutht iron fence with a planting strip inside will abut the property.
Abby Burns suggested that 5' yews planted close together would be
effective in providing a buffer.
Ed Stevenson asked what size the planting strips were and Ed Danielson
replied approximately 5 ft.
Mr. Stevenson also expressed concern regarding insulation of the
cocktail lounge and Mr. Jimmy Chen noted that the lounge will have
14"-15" thick masonry walls, constructed of brick and concrete. Mr.
Stevenson asked if there would be any windows in the lounge and Mr. Chen
stated that there wouldn' t .
Walter Power stated he felt that an entertainment zone was being created
and expressed concern with the commotion, noise and loud music that will
be present with the expanded lounge. Mr. Power further noted that he
would like the Licensing Board to address these concerns prior to the
Planning Board taking a final vote.
Walter Power read the following Order of Conditions to the Board for
their review and comments.
- Page 5 -
•
1 . All work shall conform to plans and specifications entitled,
"Project Manual for Waikiki Chinese Restaurant , 15 Bridge street,
Salem,", dated March 15, 1984, prepared by John Danielson, Inc. ,
Architects, and "Site Plan for .Waikiki Restaurant , 15 Bridge Street ,
Salem" dated September, 1982, revised 1/18/85.
2. Upon site start-up and during site construction, the Board of Health
shall be notified. All demolition material shall be disposed of
according to Board of Health regulations.
3 . Sprinklers and test connections shall be subject to the approval of
the Fire Department.
4. Any activity which takes place beyond the location of the existing
fence shall be subject to Conservation Commission approval.
5. All landscaping shall conform to Plan entitled, "Landscape Plan,
Waikiki Restaurant," dated 7/17/85, revised 9/12/85.
a. Shrub diameters shall be a minimum of 2' of diameter planted a
maximum of 4' on center. Mature trees shall be a minimum caliper of 3".
b. Shrubs and trees shall be maintained in a healthy and thriving
condition. Should these plantings not remain in a healthy and thriving
condition, the responsibility for replacement of such plantings shall be
the owner or his successor in interest.
6. All construction shall be conducted in accordance with the folloiwng
conditions:
a . No work shall commence before 7 :00 a.m. on weekdays and 8:00
a .m. on Saturdays. No work shall continue beyond 5:00 p.m. No work
shall be conducted on Sundays or holidays. Inside work of a quiet
nature shall be permitted at other times.
b. All construction shall be carried out in accordance with the .
Rules and Regulations of the Planning Board. A Clerk of the Works shall
be provided by the City at the expense of the developer as is deemed
necessary by the Director of Public Services or the City Planner.
7 . Prior to issuance of an Occupancy Permit for the proposed
restaurant, noise level tests shall be performed in order to properly
evaluate the effects of the proposed expansion on the abutting
neighborhood. The nature of such tests shall be determined by the
Planning Board and may result in an amended decision.
8. Substantial violation of these conditions shall result in the
revocation of this permit by majority vote of the Planning Board.
Page 6 —
There followed several minutes of discussion regarding the noise issue.
It was agreed that the architect would have noise level tests performed
to guage the effectiveness of the insulation materia] . In particular,
the Board is interested in decibel levels heard at the Pierce Ave.
property line late in the evening.
Mr. Power stated that if this issue was resolved satisfactorily then the
Board could act at our next' meeting.
APPROVAL OF MINUTES
Upon the motion of Abby Burns and second of Donald Hunt , the minutes of
the previous meeting were approved as corrected. It was so voted.
There being no further business, a motion was made to adjourn. Having
passed unamiously, the meeting was declared adjourned at 10:05 p.m.
Respectfully submitted,
Nancy Syatt
MINUTES OF MEETING
October 3, 1985
•
The Salem Planning Board met at One Salem Green, second floor conference
room on Thursday, October 3, 1985. Present were Chairman Walter Power,
Donald Hunt, Henri Theberge, Normand Houle, Edward Stevenson, and Bob
Guethlen. Also present were City Planner Gerard Kavanaugh and Staff
advisor Dale Yale: John Ahern, Abby Burns and Kenneth May were absent.
Chairman Walter Power called the meeting to order at 7:45 p.m.
FORM A — BURSAW OIL
Attorney Francis Mayo-was present to discuss this plan which involves
the changing of a lot line to correct a survey error. A small parcel of
land from McDonald's Corp. shall be combined with a lot owned by Bursaw
Oil. Each lot contains sufficient frontage and Lot area.
Upon a motion made by Donald Hunt and seconded by Normand Houle., the
Form A was endorsed, approval under the Subdivision Control Law not
required. It was so' voted.
FORM A — HEWITT, ROCKDALE AVENUE
Attorney Thomas Donovan gave the Board a brief overview of this proposal
. which involves changing the lot lines on 9 parcels of land on Rockdale
Ave. , for the construction of residential units. It was noted that the
lots are all over 15,000 sq. ft. , and have 100' of frontage. This plan
represents_a slight deviation from a Form A plan approved by the Board
earlier this year.
Upon a motion by Normand Houle and seconded by Bob Guethlen, the Form A
was endorsed, approval under the Subdivision Control Law not required.
It was so voted.
PUBLIC HEARING — WETLANDS SPECIAL PERMIT — DR. KART, HIGHLAND AVE.
Walter Power read the notice of the public hearing.
This is a proposal which involves the dividing of a parcel of land at
204 Highland Ave. into two separate lots, retaining ownership of both.
Mr. Varshak Halak of Hancock Survey and Robert LeDoux, Attorney
representing Dr. Kart , were present to give a brief history of this
proposal.
It was noted that one parcel presently houses the N.E. Veterinary Clinic
and a new building with an access driveway is proposed within a wetland
area.
Mr. LeDoux stated that the use of the building will comply with current
• zoning regulations.
J
Page 2 —
Ed Stevenson asked if the building would be equipped with a basement and
Mr. Halak replied that it would not.
Donald Hunt inquired as to the elevation of the building and Mr. Halak
stated that it would be at elevation 94k which is 4'k over the 100 year
flood level of elevation 90.
Chairman Walter Power asked in what direction the flow of water would
travel and Mr. Halak replied that it would travel out into the wetland
area, in back of the building. Mr. Power also asked how the culvert is
sized to handle the flow of water and Varshak Halak stated that it is
based on standard engineering calculations and was sized so that the
flow would reach a maximum elevation of 90.
Walter Power asked if any of the roadway would fall below elevation 90 •
and Mr. Halak replied in the negative.
Ed Stevenson asked if the culvert was existing and Mr. Halak replied
that it is proposed.' He further stated that it is intended to fill the
wetland for the road and construct a culvert. It is also planned to cut
the grade and extend portions of the wetland to provide compensatory_
storage. Topsoil will then. be spread over the land to provide for
vegetation.
• Mr. Stevenson expressed some concern regarding underground utilities and
Mr. Halak stated that because of the low lands, a 2" ductile iron force
main would-be used to pump sewerage. Ed Stevenson also asked how many
parking spaces per square foot would be provided and City Planner Gerard
Kavanaugh replied that parking would have to comply with current
regulations. Mr. Halak stated that.he did not know exactly how many
spaces there would be but that sufficient parking would be provided.
Chairman Walter Power noted that the Conservation Commission, the Board
of Health and the City Engineer all concur with this plan. No comments
are available from the Building Inspector as yet.
Following some discussion the public hearing was declared closed.
Upon the motion of Ed Stevenson and second of Donald Hunt, the Special
Permit was approved, It was so voted.
FORM A — MAYNARD, FAFARD UPDATE
Mr. Howard Fafard and Mr. George Seeley of the Fafard Companies, and Mr.
John Serafini, attorney for this project, were present to discuss the
Form A which involves the conveyance of one parcel of land to Maynard
Plastics. All the remaining land in the 43 acre Business Park will
still be owned by the Fafard Companies. It was noted that this is the
• first lot to be built upon in the Business Park parcel.
,J
— Page 3 —
•
Chairman Walter Power asked what the frontage was on this parcel and Mr.
Seeley replied that it was in excess of 400 ft.
Upon the motion of Donald Hunt and second of Normand Houle, the Form A
was endorsed, approval under the Subdivision Control Law not required.
It was so voted.
Mr. Fafard gave a brief overview of the remaining Business Park parcel
with particular reference to road construction. It was agreed that Mr.
Fafard would sumit a plan with roadway specifications. Walter Power
felt strongly that having the ability to subdivide parcels using the
interior roadway for frontage rather than using Swampscott Road would be
desirable. Mr. Fafard will consider this.
WAIKIKI
This is a continuation of a discussion regarding a proposal to
reconstruct and expand the Waikiki Restaurant on Bridge Street.
Attorney Cecil Hunt, Mr. Ed Danielson, architect for this project and
Mr. Jimmy Chen spokesman for Waikiki, were present to discuss the
proposal.
. Bob Guethlen asked if traffic on Bridge street would be re—routed once
the new by—pass bridge was completed and Mr. Cecile Hunt replied in the
affirmative but stated that he is not certain, at this point , exactly
how re—routing will occur, or the timetable for construction of the
bridge.
Regarding the base standard of noise level from the proposed lounge, Mr.
Hunt noted that noise would be inaudible or barely audible to residents
on Pierce Ave. He further noted that the emergency door by the
bandstand has been relocated to the rear of building. He presented a
comprehensive noise study which projected no greater than a 3 db.
increase in present noise levels. The Board agreed this was .not a
significant increase.
Councillor Stanley Usovicz was present, representing neighbors of the
Waikiki, to express their dissatisfaction with the proposed new building
He noted that the neighborhood will be substantially affected by
traffic. He further stated that neighbors are concerned regarding the
lack of consideration that was shown regarding the upkeep of the
present restaurant.
Attorney Hunt stated that given the massive cash infusion involved in
the expansion of the restaurant, he feels the neighborhood will be
substantially upgraded. It was noted by the Planning Board that upkeep
of the property will be addressed in the decision.
' Donald Hunt discussed the relocation of the exit door and the fact that
there will be no windows present in the lounge. He expressed concern
regarding a policeman being present in the lounge. Cecil Hunt noted
,l
Page 4 —
that police protection is currently being provided on the premises.
Normand Houle expressed his support of the reconstruction and expansion
of the restaurant. He further felt that it was beyond the Board's
pervue to require a policeman.
Staff Advisor Dale Yale noted that the Health Dept. has done noise level
testing on five areas of Pierce Ave. with an average db. of 55. The
Health Dept. has determined that any increase of more than 10 db. is a
health hazard. It was further noted that this testing was done at 3:00
p.m. Walter Power suggested that the maximum decibel level allowed be
. no greater than 54.
Following some discussion, a motion was made by Normand Houle and
seconded by Ed Stevenson to approve this proposal, subject to the
following conditions: •
1 . All work shall conform to plans and specifications entitled,
"Project Manual for Waikiki Chinese Restaurant, 15 Bridge street,
Salem,", dated March• 15, 1984, prepared by John Danielson, Inc. ,
Architects, and "Site Plan for Waikiki Restaurant, 15 Bridge Street,
Salem" dated September, 1982, revised 1/18/85, and report entitled,..
"Outdoor Noise (CAA Job 5589)" prepared by Cambridge Acoustical
Associates, Inc. , Klaus Kleinschmidt, RE. , Senior Engineer.
• 2. Upon site start—up and during site construction, the Board of Health
shall be notified. All demolition material shall be disposed of
according .to Board of Health regulations.
3 . Sprinklers and test connections shall be subject to the approval of
the Fire Department.
4. Any activity which takes place beyond the location of the existing
fence shall be subject to Conservation Commission approval .
5. All landscaping shall conform to Plan entitled, "Landscape Plan,
Waikiki Restaurant," dated 7/17/85, revised 9/12/85.
a. Shrub diameters shall be a minimum of 2 ' in diameter planted a
maximum of 4' on center. . Mature trees shall be a minimum caliper of 3".
b. Yews shall be planted along the border of Pierce Ave. and shall
be a minimum of 5' in height planted a maximum of 4' on center.
C. Shrubs and trees shall be maintained in a healthy and thriving
condition. Should these plantings not remain in a healthy and thriving
condition, the responsibility for replacement of such plantings shall be
the owner or his successor in interest.
• 6. All construction shall be conducted in accordance with the following
conditions:
— Page 5 —
•
a. No work shall commence before 7:00 a.m. on weekdays and 8:00
a.m. on Saturdays. No work shall continue beyond 5:00 p.m. No work
shall be conducted on Sundays or holidays. Inside work of a quiet
nature shall be permitted at other times.
b. All construction shall be carried out in accordance with the
Rules and Regulations of the Planning Board. A Clerk of the Works shall
be provided by the City at the expense of the developer as is deemed
necessary by the Director of Public Services or the City Planner.
7. There shall be no increase in noise levels beyond 54 db.
8. Substantial violation of these conditions shall result in the
revocation of this permit by majority vote of the Planning Board.
It was so voted.
RICH'S
This is a continuation of a proposal which involves building a 26,000
sq. ft . addition to the Rich's store sales area, as well as
approximately 11 ,000 sq. ft. of new rental space, by demolishing the
existing Mr. Grocer Supermarket, abutting Rich' s. Mr. David Glassman of
. Glassman Associates, architect for this plan, presented the Board with a
brief history of the proposal.
Chairman .Walter Power asked what the total sq. ft. addition to the
parking lot would be and Mr. Glassman replied that it would be
approximately 1 ,000 sq. ft . Mr. Power asked if this would provide ample
parking and Mr. Glassman felt that this would be enough space to suit
customer needs.
Mr. Glassman further noted that the drainage system has been re—designed
and that he has met with the Fire and Engineering Depts. to address
their concerns and has made modifications to suit their needs.
Walter Power expressed concern regarding the proposed small stores
competing with the downtown and City Planner Gerard Kavanaugh replied
that because this is existing retail space, he feels comfortable with
the expansion of Rich' s and the proposed stores.
Upon the motion of Henry Theberge and seond of Normand Houle, it was
voted to approve the proposal, subject to the following conditions:
1 . All work shall conform to plan entitled, "Alterations and Additions
to Rich's Dept. Store, #' s 1-4, dated 8/1/85.
2. Board of Health requirements:
•
- Page 6 -
•
a. The design proposal concurs with the City Engineering
Department and City Plumbing Inspector for Utility Tie-Ins for drinking
water, sanitary waste (Sewage) , gas lines, and/or any other utility
service.
b. Prior to water service (drinking water) being put into service
that it be tested for pressure and bacteria.
C. Employ an acceptable method for removal of all construction
debris and vegetation waste from site during construction.
d. Employ an acceptable method for dust and street cleaning
control during site construction.
e . Employ an acceptable method of cleaning and maintaining the
catch basins.
f. Prior to site start-up and during site construction employ a
licensed pest control firm for site evaluation and service with a copy
of the 'service invoice sent to the Health Department. . V
g. Employ an acceptable method or means for the holding and
disposal of trash (rubbish) after site development with a copy of this
method in writing sent to the Health Department.
3. The re-design of .the sewer and drain lines shall be subject to_the
review and approval of the .Engineering Department.
4. The location of an additional fire hydrant to serve the rear of the
building shall be determined by the Fire Department.
5. Catch.-basins shall be cleaned a minimum of once a year.
6. All construction shall be conducted in accordance with the following
conditions:
a. No work shall commence before 7:00 a.m. on weekdays and 8:00
a.m. on Saturdays. No work shall continue beyond 5:00 p.m. No work
shall be conducted on Sundays or holidays. Inside work of a quiet
nature shall be permitted at other times.
b. All construction shall be carried out in accordance with the
Rules and Regulations of the Planning Board. A Clerk of the Works shall
be provided by the City at the expense of the developer as is deemed
necessary by the Director of Public Services or the City Planner.
7 . Proposed signage shall be subject to regulations set forth in City
of Salem Sign Ordinance - Article II, Chapter 3 of the Code of
Ordinances, effective Dec. 31 , 1973.
8. Landscaping shall conform to plan entitled, "Landscape Plan, Rich's
Dept. Store", dated October 1 , 1985; drawn by Leonard E. Phillips, Jr.
a. Shrub diameters shall be a minimum of 2' . Mature trees shall
• be a minimum caliper of 311.
— Page 7 —
•
b. Shrubs and trees shall be maintained in a healthy and thriving
condition. Should these plantings not remain in a healthy and thriving
condition, the responsibility for replacement shall be the owner or his
successor in interest.
c. Modifications of the landscape bordering the entrance driveway
which may be mandated by other regulatory agencies will be subject to
review by the Planning Department.
9. Substantial violation of these conditions shall result in the
revocation of this permit by majority vote of the Planning Board.
MCNEIL
This is a continuation of a discussion regarding the effects of the
construction of 36 townhouses on Szetela Lane (Collins Cove) . Mr.
Thomas Southworth, President of McNeil Associates, gave the board a
brief history of the proposal.
Robert Guethlen asked what species of trees is being proposed and Mr.
Southworth stated that shade trees, evergreens and shrubs will. be placed
around the garage and clubaduse.
• Mr. Guethlen also expressed concern regarding the proposed chain link
fence and noted that he would prefer to see a wooden fence constructed.
Mr. Southworth stated that chain and post is more practical in that a
wooden fence would require frequent .-repairing.
Regarding a lighting plan, Mr. Southworth noted that 250 amp. pole lamps
will run through the center of the site and will provide sufficient
lighting without glare. Smaller post lamps will be placed along the
sidewalks. Robert Guethlen asked if wooden posts, rather than metal had
been considered and Mr. Southworth replied that he is not certain yet
what type will be used but that wooden posts would be less expensive.
Mr. Southworth further noted that sloped granite curbing is proposed
where it can reasonably be provided and that the cost to do the entire
site would be $70,000.
Bob Guethlen asked if the issue of lighting along the public walkway had
been addressed and Mr. Southworth stated that it was a condition of
McNeil 's agreement with the City that the walkway be closed at night.
The curbing, landscape, and lighting issues will be reviewed by the
Planning Department for the Board's next meeting.
Y
— Page 8 —
MOOSE LODGE — EXTENSION OF SPECIAL PERMIT
The Moose Lodge wishes an extension of their Special Permit to culvert
behind their property. A condition of the original approval was that
cleaning of the culvert under Highland Avenue would take place prior to
construction on the Moose property. The DPW has not yet completed this
cleaning; therefore, an extension is necessary.
Upon the motion of Henri Theberge and second of Normand Houle, it was
voted to grant an extension of the Special Permit. It was so voted.
BOARD OF APPEAL AGENDA
1 . Regarding the petition' of Joseph Grant for a Special Permit to
convert existing two family into a three family at 24 Chase St. , the s
Planning Board will write a letter to the 'Board of Appeal opposing the
proposal on the basis of density and parking.
2. Regarding the petition of Chester Chalpowski, Jr. for a Special
Permit to convert an existing two family into a three family dwelling at
11 Becket St . , the Planning Board feels the addition of a third dwelling
unit to the neighborhood will exacerbate density and parking problems.
The Board of Appeal will be so informed.
APPROVAL OF MINUTES
Upon the .motion of Henri Theberge and second of Ed Stevenson, the
minutes of the September 19 meeting were approved as corrected.
There being no further business, a motion was made to adjourn. Having
passed unanimously, the meeting was declared adjourned at 10:45 p.m.
Respectfully submitted, "
• ��an� 51�G�
Nancy Syatt
i
r
• MINUTES OF MEETING
October 17, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room on Thursday, October 17, 1985. Present were Walter Power, Abby
Burns, Normand Houle, Henri Theberge, Robert Guethlen, Donald Hunt , City
Planner Gerard Kavanaugh and Staff Advisor Dale Yale. Edward Stevenson
was absent.
Chairman Walter Power called the meeting to order at 7 :45 p.m.
PUBLIC HEARING - WETLANDS SPECIAL PERMIT - SHETLAND MARINA
Walter Power read the notice of the public hearing.
The purpose of this hearing is to explore the effects of dredging on the
south side of the South Rever east of Congress Street Bridge, and the
construction of a marina adjacent to existing Shetland property. Mr.
Peter Kronenberg, Property Manager of Shetland Properties and Dr. Hugh
Mulligan of Gulf of Maine Research were present to discuss this
proposal..
Shetland proposes to construct a 44-slip marina. All permits have been
kept current except the Order of Conditions and the Wetlands Special
• Permit. Permits from the Army Corps, Division of Waterways, and
Division of Marine Fisheries are all current.
Mr. Kronenberg stated that approximately 4,000 cubic yards of material
will be dredged and they will either dispose of the material at sea or
store on their property for re-use.
Abby Burns asked how wide the channel between the marina and building is
and Dr. Mulligan replied that it is approximately 100' wide. He further
stated that the marina will not infringe upon the channel. Abby Burns
also expressed concern regarding access to the marina and Mr. Kronenberg
noted that the marina will have two accessways, one being near the
gangway.
Donald Hunt asked where dredging would be dumped and Mr. Kronenberg
stated that sea dumping is planned but that material may be stored on
the property and used as fill. He further noted that his current
license permits either option. . Donald Hunt also questioned where the
material would be dried out and Mr. Kronenberg replied that it would be
done on the southern most part of the property, outside the buffer zone.
Walter Power asked where the sea dumping would take place and Mr.
Kronenberg replied 20-30 miles off shore.
Chairman Walter Power asked if all- the necessary permits for dredging
• have been obtained and Mr. Kronenberg replied in the affirmative. Mr.
Power further asked how stability of the building would be assured
during dredging and Mr. Kronenberg stated that stability calculations
are included in the application.
e ;
• - Page 2 -
He. would provide dredging reports. He further noted that he does not
plan to dredge closer than 4-8' to the building.
Donald Hunt asked how many slips are proposed and Peter Kronenberg said
that 42-44 were proposed, with 23 pier floats.
Walter Power noted that the Board of Health, the Building Inspector, the
Conservation Commission and the City Engineer all concur with this
proposal. Mr. Kronenberg further noted that the Harbormaster is very
much in support of this plan.
Ms. Gail Martin, an abutter, was present to express her disapproval of
the project and raised the issue of a possible traffic increase on
Congress and Pingree Streets. Ms. Martin also questioned whether any
hazards were involved in the proposed dredging and asked if any odors
would emanate from stored material. Dr. Mulligan stated that dredging
will be restricted to the winter months and that odors will not be a
problem. He further stated that no hazards will be involved in the
dredging process. Dale Yale indicated that the Conservation Commission
would likely require the dredged material be disposed of at sea, thereby
precluding the necessity for finding an appropriate landward storage
• area.
Mr. Henri Theberge expressed concern regarding whether the construction
of the marina would infringe upon the City's rights to the waterfront.
Staff Advisor Dale Yale stated that she will contact the City Solicitor
for an opinion on this issue.
Following further discussion, the public hearing was declared closed.
FORM A - MCNEIL, COLLINS COVE
This involves the division of the Collins Cove/McNeil parcel in order to
locate the proposed clubhouse on a separate parcel. Mr. Thomas
Southworth of McNeil Associates explained that this would preclude the
maintenance of the clubhouse being the responsibility of the Condominium
Association. McNeil would retain management responsibility for the
clubhouse.
Mr. Power asked if a right of way for emergency access to the
condominium unit would be granted and Mr. Southworth replied in the
affirmative.
Upon the motion of Ken May and second of Abby Burns, the Form A was
endorsed, approval under the Subdivision Control Law not required. It
was so voted.
• MCNEIL - SITE PLAN REVIEW AND WETLANDS SPECIAL PERMIT
This is a continuation of a public hearing to explore the effects of the
construction of 36 townhouses on Szetela Lane (Collins Cove) .
• - Page 3 -
Mr. Thomas Southworth of McNeil Associates was present to give the board
an overview of the proposal.
Upon the motion by Ken May and second of Abby Burns, it was voted to
require sloped granite curbing throughout the entire site.
Walter Power raised the issue of trash removal and Mr. Southworth stated
that dumpsters are proposed. Screening of the dumpsters will be
installed and the aesthetic impact will be minimized as much as
possible .
Regarding landscaping, Mr. Southworth noted that the shrubbery diameters
will range from 18" to 24".
After some discussion, a motion was made by Ken May and seconded by
Donald Hunt to approve the Site Plan Review and Wetlands Special Permits
subject to the following conditions:
1 . Work shall conform to plan entitled "Site Plan, Collins Cove
Condominiums", dated August 23, 1985, prepared by James W. Haley, PE.
2. Sloped granite curbing shall be installed along all access
• roadways/driveways.
3 . A11 work shall be subject to Conservation Commission approval..
4. Refuse removal, road and ground maintenance, including public
(walkways, snow removal and maintenance of bridge at westerly end of the
walkway shall be the reponsibility of the homeowners' association.
5. All construction within the development shall be conducted in
accordance with the following conditions:
a. No work shall commence before 7:00 a.m. on weekdays and 8:00
a.m. on Saturdays. Work shall cease at 5:00 p.m. No work shall be
conducted on Sundays or holidays. Inside work of a quiet nature shall
be permitted at other times.
b. All reasonable action shall be taken to minimize the negative
effects of construction on abutters such as noise, dust, fumes. Advance
notice shall be provided to all abutters in writing at least 72 hours
prior to commencement of construction.
c. All construction vehicles shall. be cleaned in order that they
not leave dirt and/or debris on the road as they leave the site.
d. The Salem Fire Protection Code regarding blasting shall be
• strictly adhered to (M.G.L. C 118 S-10A and 527 C.M.R. 13.00) .
• - Page 4 -
e. Drilling and blasting shall be limited to Monday - Friday only
between the hours of 8:00 a.m. and 4:30 p.m. There shall be no drilling
or blasting on Saturdays, Sundays or holidays.
f. All construction shall be carried out in accordance with the
Rules and Regulations of the Planning Board. A Clerk of the Works shall
be provided by the City at the expense of the developer as is deemed
necessary by the Director of Public Services or the City Planner.
6. Landscaping of the project shall conform to plan entitled,
"Landscape Plan, Collins Cove", prepared by Greenwave Landscaping
Service and dated October 8, 1985.
a. Mature trees shall be a minimum caliper of 3". Shrub diameters
shall be minimum of 18-24".
b. Shrubs and trees shall be maintained in a healthy and thriving
condition. Should these plantings not remain in a healthy and thriving
condition, the reponsibility for replacement of such plantings shall be
the developer or his successor in interest.
7. The developer shall adhere to all state statutes regarding burial
• grounds, particularly M.G.L. Ch. 272, Section 73, Injuring or Defacing
Tombs.
8. Dimensions of parking spaces shall be subject to provisions of the
Salem Zoning Ordinance.
9. Off-street lighting facilities which are used at night shall be
provided with adequate lighting installed and maintained in such a
manner so as not to reflect or cause glare on abutting or facing
residential premises nor to cause reflection or glare which adversely
affects safe vision of operators of vehicles moving nearby streets. A
recommended standard for lighting is a minimum intensity of one ( 1) foot
candle on the entire surface of the parking facility.
1.0. Written approval of the landscape screening provided to the abutter
on the easterly side of the property shall be submitted to the Planning
Board.
11. Plans for the construction proposed for the 41,692 s. f. parcel.
recently subdivided shall be submitted to the Planning Board. Such
plans shall include plans for dock and pier facilities.
12. Substantial violation of these conditions shall result in
revocation of this permit by the Planning Board.
• It was so voted.
• - Page 5 -
FEDERAL STREET CONDOMINIUMS - PRELIMINARY DISCUSSION
Ms. Annie Harris, developer for the parcel .at Bridge & Washington
Streets, was present to discuss this proposal which involves the
construction of a 4 story condominium building consisting of 19
2-bedroom units.
Ms. Harris noted that 24 parking spaces will be provided along with
emergency access for firetrucks. Ms. Harris further noted that the
parking lot will be 10 ft. wider than is required and that the extra '
space may be used for additional landscaping.
The proposed building will be similar in style to the existing
condominiums. Further, even though a four-story building is proposed,
the grade change of the parcel allows this number of stories without a
dramatic change in roof line between the existing and new buildings.
They intend to generously landscape the site and screen the property
from the street.
Walter Power asked what the estimated price range of the units will be
and Ms. Harris stated that they will range from $119,000 - 125,000.
• Donald Hunt asked if the units will have fireplaces and Ms. Harris
replied that it is likely that fireplaces will be installed.
Some discussion took place as to the possibility of situating the
building to construct some covered parking spaces under the building.
It was suggested that a "swap" of land area for parking spaces with the
existing condos could be arranged. Following some discussion, it was
generally agreed that the proposed plan would be more workable.
IVES GREENHOUSE - SITE PLAN REVIEW - SPECIAL PERMIT
Attorney John Serafini and Mr. George Belisle were present to update the
Board on the status of Mr. Belisle's proposal to develop the former Ives
Greenhouse property. A variance was granted for the greenhouse property
(10 units) which was subsequently appealed by an abutter. The case was
recently settled; therefore they are now ready to proceed with the
relocation of the carriage house to the front of the property, construct
4 units in the carriage house and add 6 units to the rear. A variance
to construct four condiminium units in the Gothic cottage next door was
denied. Mr. Belisle intends to return to the Board of Appeal for a
variance for three units in the near future.
Mr. Serafini stated this evening's meeting was to update the Board on
the status of the project. They will submit a full landscaping and
lighting plan to the Planning Department prior to the next meeting.
• - Page 6 -
Some discussion took place regarding the location of the access
driveway. Walter Power felt strongly that the parcel should not be
accessed from Lafayette Street but rather from the side street. Walter
Power asked the developers to speak further with the neighbors to
attempt to accomplish this. . Mr. Belisle stated that he will consider
this further.
APPROVAL OF MINUTES
Upon the motion of Ken May and second of Donald Hunt, the minutes of the
previous meeting were approved as corrected.
There being no further business, a motion was made to adjourn. Having
passed unanimously, the meeting was declared adjournned at 10:45 p.m.
Respectfully submitted,
Nancy Syatt
40
MINUTES OF MEETING
• November 7, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room on -Thursday, November 7, 1985 at 7:30 p.m. Present were Walter
Power, Normand Houle, Kenneth May, Robert Guethlen, Abby Burns Henri
Theberge, Edward Stevenson and Donald Hunt'. Also present were City
Planner Gerard Kavanaugh and Staff advisor Dale Yale.
Chairman Walter Power called the meeting to order at 7 :40 p.m.
FORM A - KENNETH PROVENCHER, LORING AVE.
This involves the subdivision of one lot into two separate lots, with a
building located on each lot, pursuant to a Board of Appeal decision
granting permission for the creation of two non-conforming lots. It was.
noted ghat endorsement of this plan by the Board will allow the °
petitioner to record the plan.
Upon the motion of Kenneth May and second of Bob Guethlen, the Form A
was endorsed, approval under the Subdivision Control Law not required.
It was so-voted.
- r
FORM B - CAROL CANEY, VISTA AVE.
�. Attorney John Serafini and Mr. Erland Townsend of T & M Engineering were
present to discuss this preliminary plan which involves the subdivision
of lots_ 1 through 14 on Vista Avenue Extension. Mr. Serafini noted that
the plan complies with zoning in an R-1 zone and that all lots have
sufficient lot area and frontage.
Chairman Walter Power asked if the road would be constructed
sufficiently to accommodate any through traffic which may be generated
as a result of the extension of Vista Ave. to Outlook Road. Mr.
Townsend replied in the affirmative and further noted that waivers from
centerline radii are being requested in order to blend the new road with
the existing paved area.
Bob Guethlen asked what the proposed grade would be at the entrance to'
Marlborough Road and Mr. Townsend replied that it would be 10% on the
first stretch, which is the maximum allowed by the City for secondary
roads.
Walter Power expressed concern regarding the 10% grade near the
intersection of Marlborough Road, specifically, whether this would
create hazardous driving conditions during winter months. He further
stated that he would like the City Engineer to address this concern.
It was noted that 10% was the maximum allowable grade for secondary
streets.
Ed Stevenson asked why a cul-de-sac is not being proposed and Mr.
Townsend replied that connecting two existing roads would allow for
better fire access.
— Page 2 —
•
Staff Advisor Dale Yale noted that the Fire Department, School
Departmeht, Board of Health, Conservation Commission and Building
Inspector all concur with this plan.
Walter Power asked if underground utilities are being proposed and Mr.
Townsend replied in the affirmative.
Mr. Power asked what other waivers were requested and Mr. Townsend
replied that they are requesting a waiver from sidewalk on one side for
a distance of several hundred feet to accommodate existing property
lines. Further, they are requesting sloped granite curbing rather than
vertical due to availability and costs.
Following some discussion, a site visit was suggested by the Board.
Walter Power noted that the Planning Department would further review
this plan.
It is expected that a Form C will be filed in the near future.
IVES GREENHOUSE — SITE PLAN REVIEW SPECIAL PERMIT
Attorney John Serafini was present representing Mr. George Belisle for
this proposal which involves the construction of 10 condominium units at
258-260 Lafayette St. It was, 'however, agreed that the Lafayette St.
access was the plan approved by the Board of Appeal; therefore, the
Planning Board will reluctantly approve the plan so as not to cause
undue hardship to the petitioner.
It was the general consensus of the Board that this plan is flawed by
inappropriate access onto Lafayette Street. It was suggested that
access would be more practical on Laurel Street.
r
Following some discussion a motion was made by Ken May and seconded by
Ed Stevenson to approve the proposal, subject to the following
conditions:
1. Work shall conform to plan entitled, "Site Plan, Lafayette Villa
Condominiums", dated November 6, 1985.
2. Board of Health requirements:
a. Employ an acceptable method of holding and removal of refuse;
b. Employ an acceptable method of cleaning and maintaining the
surface drains;
C. Employ an acceptable method for dust and street cleaning
control during site construction;
d. Employ an acceptable method for removal of all construction
• debris and vegetation waste from site;
e. Prior to water system (drinking water) being put into service
that it be tested for pressure and bacteria;
— Page 3 —
•
f. Prior to site startup and during site construction employment
of a licensed pest control firm for site evaluation and
service.
3. Board of Appeal requirements as set forth in decision granted on
July 24, 1985, shall be strictly adhered to.
4. All construction shall be in accordance with the following
conditions:
a. No work shall commence before 7:00 a.m. on weekdays and 8:00
a.m. on Saturdays. No work shall continue beyond 5:00 p.m.
No work shall be conducted on Sundays or. holidays. Inside work
of a 'quiet nature shall be permitted at other times; o
b. All construction shall be carried out in accordance with the
Rules and Regulations of the Planning Board. A Clerk of the
Works shall be provided by the City at the expense of the
developer as is deemed necessary by the Director of Public
Services or the City Planner.
5. Landscaping shall be subject to plan entitled "Site Plan Lafayette
Villa" and shall conform to the following:
a. Shrub diameters shall be a minimum of 21 . Mature trees shall
be a minimum caliper of 3".
b: Shrubs and trees shall be maintained in a healthy and thriving
condition. Should these plantings not remain in a healthy and
thriving condition, the responsibility for replacing such
plantings shall be the owner or his successor in interest.
6. Snow and rubbish removal shall be the responsibility of the
developer or his successor in interest.
7 . Moving of the carriage house shall be done with strict regard for
the preservation of the structure. Any damage which may occur during
the move shall be repaired to duplicate the original appearance in
accordance with SHC guidelines.
8. Off—street lighting facilities which used at night shall be provided
with adequate lighting installed and maintained in such a manner so as
not to reflect or cause glare on abutting or facing residential premises
nor to cause reflection or glare which adversely affects safe vision of
operators of vehicles moving on nearby streets. A recommended standard
for lighting is a minimum intensity of one (1) foot candle on the entire
surface of the parking facility.
9. Substantial violation of any of these conditions shall result in
• revocation of this permit by majority vote of the Planning Board.
Page 4 —
• SHETLAND MARINA — WETLANDS SPECIAL PERMIT
Mr. Peter Kronenberg, Property Manager of Shetland Properties and Dr.
Hugh Mulligan of Gulf of Maine Research were present to discuss this
plan which involves dredging on the south side of the South River east
of Congress Street and the construction of a marina adjacent to existing
Shetland property.
Regarding some concern expressed by Henri Theberge during the October 17
Planning Board meeting as to whether the construction of the marina
would infringe upon the City's rights to the waterfront, City Planner
Gerard Kavanaugh read a letter from the City Solicitor stating that this
would proposal would .not infringe upon the City' s rights..
Mr. Kavanaugh noted that the 'Conservation Commission had several
comments on the Order of Conditions issued by them. They are as
follows:
1 . 'ExcEpt as modified by this Order, all work shall conform to
plans and calculations submitted with Notice of Intent dated 9/30/85.
2. Prior to commencement of construction, soil analysis of
material to be dredged shall be submitted to the Conservation Commission
for review and approval.
3. There shall be no landward storage of dredged materials. All
dredged materials shall be transported by scow to the Federal Disposal
site at sea.
4. Dredging shall be conducted so as to have minimal impact on
smelt fishery.
5. Notification of commencement of dredging operation shall be
given to the Conservation Commission at least 72 hours prior to
commencement. The entire dredging operation shall last no longer than
thirty (30) days.. Any extension beyond this time shall be subject to
Conservation Commission approval.
Mr. Kavanaugh noted that Condition #3 addresses the concerns raised by
abutters at the public hearing.
Upon the motion of Normand Houle and second of Ken May, it was voted to
approve the proposal, with Henri Theberge opposed.
TEDESCO POND — PRELIMINARY DISCUSSION
Mr. Carl Gardiner and Mr. Bob Whittier of Maine Post and Beam, and
Attorney Stuart Abrams were present to discuss this proposal which
involves the construction of 16 attached units in a cluster subdivision
consisting of four. quadriplex units around Tedesco Pond.
Mr. Gardiner gave a brief history of the project and stated that this
• evening, they are proposing 4 quadraplexes and a general cleaning of the
pond. They feel that the pond is a valuable amenity to the project.
— Page 5 —
Attorney Stuart Abrams noted that if the water area is eliminated in
definition of land when calculating densities as proposed, the number of
clustered units proposed would be reduced to 12. Mr. Abrams also felt
that a 12 single unit plan would be less attractive to abutters because
of the utilization of more land and therefore lessening the amount of
open space. He added that they are very much interested in compromising
with the Board and abutters to create a quality project.
Mr. Gardiner stated that he wanted to maintain public access to the pond
using cluster development but will go with a conventional design if need
be. He further stated that he would like to address the abutters
concerns regarding this issue.
Chairman Walter Power asked what waivers were being requested and Mr.
•
Gardiner replied that the width of the right—of way, a cul—de—sac,
sidewalks and sloped granite curbing instead of straight granite curbing
would be among the requested waivers.
'It was agreed that there were several issues of concern in reviewing
this proposal:
1 . Can the Planning Board waive dimensional requirements (0 lot
lines) ;
2 . Impact of removal of water from land;
3 . Impact of the construction of a "conventional" subdivision on
the surrounding neighborhood.
Mr. Gardiner reiterated their desire to reach an amicable solution to
the issue.
Bob Guethlen asked if this plan has been shown to any abutters and Mr.
Gardiner replied that it had not. Mr. Guethlen stated that the plan
should be presented to the abutters since they are opposed to cluster
housing.
Councillor Jack Nutting stated that the developer .for this plan should
meet with City Planner Gerard Kavanaugh prior to a meeting with the
abutters.
Mr. Ray Gauthier ,an abutter, spoke in opposition of the plan stating
that he did not support the construction of cluster housing but had no
problem with single family homes.
Donald Hunt asked who would have ownership of the pond if this
subdivision becomes a single family and Mr. Gardiner stated that the
homeowners would have total control of the pond. Only cluster would
provide public access to the pond.
Walter Power expressed concern over the recent neglect of the pond and
stated that if a single family subdivision is constructed, this matter
would not be resolved satisfactorily as with a cluster development.
— Page 6 —
FAFARD — RESIDENTIAL PUD DISCUSSION
City Planner Gerard Kavanaugh stated that he has met with the developer
and consultant for this project to discuss several issues:
— Impact on traffic;
— Overall issue of site design;
— Visual impacts;
— Drainage — water and sewer;
— Emergency access for vehicles;
— Wetlands;
— School children
Mr. ' Kavanaugh noted that he will make recommendations to the developer.
regarding this plan and that a preliminary report regarding these issues
will be forwarded to the Planning Board members.
Walter Power suggested that once the material is presented on November
14, 1985, a site visit be scheduled.
BRIDGE AND WASHINGTON STREET CONDOMINIUMS
Ms. Annie Harris, developer for the parcel at Bridge and Washington
Streets, was present to discuss this proposal which involves the
construction of. a 4 story condominium building consisting of 19
2—bedroom units.
Ms. Harris noted that each unit will have from 1200-1450 sq. ft. and
that fireplaces are proposed for all units.
Ms. Harris noted that emergency access has been provided through Bridge
Street and thatr pedestrian access will be through Rust St. Hedging is
proposed on either side of the walkway. Ms. Harris further noted that
the parking lot will be 10 ft. wider than is required and that the extra
space may be used for additional landscaping. Generous landscaping is
planned throughout which will be similar in size and type to existing
vegetation.
Normand Houle what the. estimated price range of the units will be and
Ms. Harris replied that they wi.11 range from $125,000 — 129,000.
With regard to balconies, Bob Guethlen asked if they would protrude from
the building and Ms. Harris stated that they will be flush with the
building. .
Walter Power expressed concern over the building material used in the
ceiling deck over the entrance drive—through. He wished to ascertain
• that it was fire—rated material in the event of an automobile fire in
the drive—through. Ms. Harris stated that they will address this.
— Page 7 —
i
Ms. Harris further noted that the S.R.A. and Design Review Board also
have pervue over this project.
ZONING DISCUSSION
A public hearing was held recently to discuss the following amendment to
the Zoning Ordinance.
Section One:
Delete the following from Section IIA (4) of the Salem Zoning Ordinance:
"4. The word lot includes the words plot orap rcel, the work building
includes the word structure, and the word land includes the words water
and marsh."
Section Two:
Add the following to Section IIA (4) of the Salem Zoning Ordinance:
"4. The work lot includes the words plat orap rcel, the word building
includes the ward structure, and the word land includes the word marsh."
�. Bob Guethlen expressed that he was in support of this amendment. City
Planner Gerard Kavanaugh stated that the Planning Department was also in
favor of the amendment.
Upon the motion of Abby Burns and second of Bob Guethlen, the amendment
was approved and a letter stating the Board's support will be forwarded
to the Council. It was so voted.
APPROVAL OF MINUTES
Upon the motion of Abby Burns and second of Bob Guethlen, the minutes of
the previous meeting were approved as corrected.
There being no further business, a motion was made to adjourn. The
motion passed unamiously, and the meeting was declared adjourned at
11 :00 P.M.
Respectfully submitted,
Nancy Syatt
Clift/ of ,34assachusiefts
r' • � •: �:�3;• 4 �1l�nning �uttrt�
(Otte �$nfem Green
MINUTES OF MEETING
November 14, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room, on Thursday, November 14, 1985. Present were Walter Power,
Normand Houle, Kenneth May, Robert Guethlen, and Donald Hunt. Also
present were City Planner Gerard Kavanaugh and Staff Advisor Dale Yale.
.Abby Burns, Edward Stevenson, and Henri Theberge were absent. .
Chairman Walter Power called the meeting to order at 7 :40 p.m.
PUBLIC HEARING--GEORGE BALIOTIS--FORM C, RAVENNA AVENUE
Chairman Walter Power read the notice of the public hearing.
This involves the subdivision of one lot at the end of Ravenna Avenue.
A Form C is required due to the necessity of providing adequate improved
frontage for the lot. Mr. Baliotis gave the Board a brief history of
the plan and stated he had discussed the matter in detail with the
Engineering Department, Building Inspector, and Fire Department, all of
whom were in agreement as to the adequacy of his proposal.
Mr. Baliotis is requesting waivers from road width (he wishes to
continue twenty-eight feet of pavement which is presently existing) ;
sidewalks and grass strips (there are none existing on the street
presently) ; and from the construction of a turnaround.
Some discussion took place regarding the turnaround issue and it was
agreed that there was a potential for the street to be extended further
in the future, at which time a turnaround would be necessary. In the
meantime, Mr. Baliotis has an informal. agreement with his neighbors to
use their driveway for a turnaround.
It was agreed by the Board that a covenant should be signed which
ensured the completion of the road, that an easement be granted by the
neighbors which allows. the use of their driveway, and that the costs of
sewer and water installation be borne equally between Mr. Baliotis and
his neighbors.
It was further agreed that all sewer and water installation shall be
subject to the approval of the Engineering Department and any future
development which would extend Ravenna Avenue would require the
construction of a turnaround.
There being no further discussion, the public hearing was declared
closed.
Upon of Kenneth May and second of Normand Houle, the Form C was approved
with the above conditions. It was so voted.
-z-
FAFARD DISCUSSION
An in—depth assessment of the proposed Fafard Residential Planned Unit
Development has been performed by the Planning Department' s land use
consultants. The Planning Board discussed this report in detail and
raised several issues which will be addressed in their final. action on
the project. (Report and list of concerns raised tonight attached
hereto) . '
There being no further business, a motion was made to adjourn. The
motion passed uanimously and the meeting was declared adjourned at 10: 15
p.m.
Respectfully submitted,.
-
Dale Yal.
Staff Advisor to the Planning Board
;Y I
MINUTES OF MEETING
• November 21 , 1985
The Salem-Planning Board met at One Salem Green, second floor conference
room on Thursday, November 21 , at 7:30 p.m. Present were Walter Power,
Ed Stevenson, Normand Houle, Abby Burns, Bob Guethlen, Ken May and
Donald Hunt. Also present were City Planner Gerard Kavanaugh and Staff
Advisor Dale Yale. .
Chairman Walter Power called the meeting to order at 7:40 p.m.
FORM A - GREENWAY ROAD
Attorney Peter DiGangi presented the Board with a plan which involves
the extension of. Greenway Road for the development of 5 additional house
lots. Access will be via a 20' access driveway constructed off of a •
proposed cul-de-sac at the end of Greenway Road. Frontage will be
derived from Willson Street. He further stated that density will be
less than was proposed earlier this year and feels that this will
benefit the entire neighborhood.
Walter Power stated that this plan is more extensive than a regular Form
A and suggested that the applicant file for a 2 week extension in order
• that the Planning Department more fully study this proposal with regard
to the validity of the subdivision and the impact it will have on the
neighborhood.
Much discussion took place regarding approving this plan under the form
A process with a mechanism for imput into the development. It was
generally agreed that a Form C would be the best solution and this will
be discussed with the developer.
Ms. Linda Vaughan, an abutter speaking in behalf of Greenway Road
residents, spoke in opposition of the proposed development.
Upon the motion of Ken May and second of Ed Stevenson, it was voted to
accept the 'applicants request for a two-week extension.
FORM A - CANAL STREET
Mr. Sam Tassel presented the Board with a plan which involves the
Combining of three lots into two lots on the corner of Hersey and Canal
Streets. One lot will retain the existing lot and two smaller lots will
be combined. Mr. Tassel noted that both new lots will meet the current
zoning requirements for frontage and 'lot area.
Upon the motion of Ken May and second of Abby Burns, the Form A was
endorsed, approval under the Subdivision Control Law not required. It
was so voted.
I
Page 2 -
PICKMAN PARK DISCUSSION
Attorney Peter Beatrice, Chuck Faia, engineer for this project,
architect John Emerson, and Mr. Paul DiBiase were present to discuss
this proposal for 156 condominium units. They wish to re-subdivide
Phases II and III to accomodate quadriplex untis rather than duplexes
for reasons of economics, aesthetics and the prevention of open space.
Mr. Faia noted that Phase I of this project is more dense than Phase II
or III and that the increased open space will provide for more extensive
landscaping.
Donald Hunt expressed concern regarding changes in topography and stated
that with quadreplexes proposed, existing trees may not be spared. Mr.
DiBiase stated that every effort will be made to preserve trees.
City Planner Gerard Kavanaugh noted that this proposal would now allow
site plan review criteria to be implemented by the Planning Board and
Planning Department and that issues of snow removal, landscaping and
lighting would be addressed in detail. A public hearing will be
required. Further, the siting of the buildings can now be addressed in
detail.
Donald Hunt asked when landscaping for Phase I was expected to begin and
Mr. DiBiase stated that landscaping already exists in Phase I. He plans
to add more trees as well.
Walter Power stated that he would like to see the impact of density
reduced and the proposed units fit into existing' contours better to
minimize visual impact. The Planning Department will meet with the
developers to discuss the plan in detail prior to the public meeting.
r
FAFARD DISCUSSION
Attorney Serafini was present representing Fafard and reported to the
Board that they were working on a revised Site Plan based upon the
discussion held at our last meeting. They will return to the Planning
Department and Planning Board as soon as these revisions are complete.
APPROVAL OF MINUTES
Upon the motion of Ken May and second of Donald Hunt, the minutes of the
November 7 meeting were approved as corrected. Upon the motion of Ken
May and second of Bob Guethlen, the minutes of the November 14 meeting
were approved as corrected., It was so voted.
OLD/NEW BUSINESS
• Upon the motion of Abby Burns and second of Ed Stevenson, it was voted
to approve the name "Settler's Way" for the access road within the
Collins Cove Condominium Development. It was so voted.
— Page 3 —
•
There being no further business, a motion was made to adjourn. . Having
passed unanimously, the meeting was declared adjourned at 9:30 p.m.
Respectfully submitted,
Nancy Syatt
MINUTES OF MEETING
' November 21 , 1985
The Salem•P1'anning Board met at One Salem Green, second floor conference
room on Thursday, November 21 , at 7:30 p.m. Present were Walter Power,
Ed Stevenson, Normand Houle, Abby Burns, Bob Guethlen, Ken May and
Donald+Hunt. Also present were City Planner Gerard Kavanaugh and Staff
Advisor Dale Yale.
Chairman Walter Power called the meeting..to order at 7:40 p.m.
FORM A — GREENWAY ROAD
Attorney Peter DiGangi presented the Board with a plan which involves
the extension of 'Greenway Road for the development of 5 additional house
lots. Access will be via .a 20' access driveway constructed off of a
proposed cul—de—sac at the end 'of' Greenway Road. Frontage will be
derived from Willson Street. He further stated that density will be
less than was proposed earlier this year and feels that this will
benefit the entire neighborhood.
Walter Power stated that this plan is more extensive than a regular Form
• A and suggested that the applicant file ,for a 2 week extension in order
that the Planning Department-more fully study this proposal with regard
to the validity of the subdivision and the impact it will have on the
neighborhood.
Much discussion took place regarding approving this plan under the form
.A process with a mechanism for imput into the development. It was
generally agreed that a Form C would be the best solution and this will
be discussed with the developer.
Ms. Linda Vaughan, . an abutter speaking in behalf of Greenway Road
residents, spoke' in opposition of the proposed development.
Upon the motion of Ken May and second of Ed Stevenson, it was voted to
accept the appl}cants request for a two—week extension.
FORM A — CANAL STREET
Mr. Sam Tassel presented the Board with a plan which involves the
- lots on the corner of Hersey and Canal
combining of three lots into two
Streets. One lot will retain the exis.ting lot .and two smaller lots will
be combined. Mr. Tassel noted that both new lots will meet the current.
zoning requirements for frontage and lot area.
Upon the motion of Ken May and second of Abby Burns, the Form A was
endorsed, approval under the Subdivision Control Law not required. It
was so voted.
Page 2 -
PICKMAN PARK DISCUSSION
Attorney Peter Beatrice, Chuck Faia, engineer for this project,
architect 'John Emerson, and Mr. Paul DiBiase were present to discuss
this proposal for 156 condominium units. They wish to re-subdivide
Phases II and III to accomodate quadriplex untis rather than duplexes
for reasons of economics, aesthetics and the enhancement of open space.
Mr.• Faia noted that Phase I of this project is more dense than Phase. II
or III and that the increased open space will provide for more extensive
landscaping.
Donald Hunt expressed concern regarding changes in topography and stated
that wi.th quadreplexes proposed, existing trees may not be spared. Mr.
DiBiase stated that every effort will be made to preserve trees.
City Planner Gerard Kavanaugh noted that this proposal would now allow
site plan review criteria to be implemented by the Planning Board and
Planning Department and that issues of snow removal, landscaping and
lighting would be addressed in detail. A public hearing will be
required. Further, the siting of the buildings can now be addressed in
detail .
• Donald Hunt asked when landscaping for Phase I was expected to begin and
Mr. DiBiase stated that landscaping already exists in Phase I. He plans
to add more trees as well.
Walter Power stated that he would like to see the impact of density
reduced and the proposed units fit into existing contours better to
minimize visual impact. The Planning Department will meet with the
developers to discuss the plan in detail prior to the public meeting.
FAFARD DISCUSSION
Attorney Serafini 'was present representing Fafard and reported to the
Board that they were working on a revised Site Plan based upon the
discussion held at our last meeting. They will return to the Planning
Department and Planning Board as soon as these revisions are complete.
APPROVAL OF MINUTES
Upon the motion of Ken May and second of Donald Hunt , the minutes of the
November 7 meeting were approved as corrected. Upon the motion of Ken
May and second of Bob Guethlen, the minutes of the November 14 meeting
were approved as corrected. It was so voted.
OLD/NEW BUSINESS
Upon the motion of Abby Burns and second of Ed Stevenson, it was voted
to approve the name "Settler's Way" for the access road within the
Collins Cove Condominium Development. It was so voted.
— Page 3 —
There being no further business, a motion was made to adjourn. Having
passed unanirgously, the meeting was declared adjourned at 9:30 p.m.
Respectfully submitted,
iL
Nancy Syatt
g
s .
• MINUTES OF MEETING
November 21 , 1985
The Salem-Planning Board met at One Salem Green, second floor conference
room on Thursday, November 21 , at 7:30 p.m. Present were Walter Power,
Ed Stevenson, Normand Houle, Abby Burns, Bob Guethlen, Ken May and
Donald Hunt. Also present were City Planner Gerard Kavanaugh and Staff
Advisor Dale Yale.
Chairman Walter Power called the meeting to order at 7 :40 p.m.
FORM A — GREENWAY ROAD
Attorney Peter DiGangi presented the Board with a plan which involves
the extension of Greenway Road for the development of 5 additional house
lots. Access will be via .a 20' access driveway constructed off of a
propo.sed cul—de—sac at the end of Greenway Road. Frontage will be
derived from Willson Street. He further stated that density will be
less than was proposed earlier this year and feels that this will
benefit the entire neighborhood.
Walter Power stated that this plan is more extensive than a regular Form
A and suggested that the applicant file for a 2 week extension in order
• that the Planning Department more fully study this proposal with regard
to the validity of the subdivision and the impact it will have on the
neighborhood.
Much discussion took place regarding approving this plan under the form
A process with a mechanism for imput into the development. It was
generally agreed that a Form C would be the best solution and this will
be discussed with the developer.
Ms. Linda Vaughan; an abutter speaking in behalf of Greenway Road
residents, spoke` in opposition of the proposed development.
Upon the motion of Ken May and second of Ed Stevenson, it was voted. to
accept the applicants request for a two—week extension.
FORM A — CANAL STREET
Mr. Sam Tassel presented the Board with a plan which involves the
combining of three lots into two- lots on the corner of Hersey and Canal
Streets. One lot will retain the existing lot and two smaller lots will
be combined. Mr. Tassel noted that both new lots will meet the current.
zoning requirements for frontage and lot area.
Upon the motion of Ken May and second of Abby Burns, the Form A was
endorsed, approval under the Subdivision Control Law not required. It
• was so voted.
— Page 2 —
PICKMAN PARK DISCUSSION
Attorney Peter Beatrice, Chuck Faia, engineer for this project,
architect John Emerson, and Mr. Paul DiBiase were present to discuss
this proposal for. 156 condominium units. They wish to re—subdivide
Phases II and III to accomodate quadriplex untis rather than duplexes
for .reasons of economics, aesthetics and the prevention of open space.
Mr. Faia noted that Phase I of this project is more dense than Phase II
or III and that the increased open space will provide for more extensive
landscaping.
Donald Hunt expressed concern regarding changes in topography and stated
that with quadreplexes proposed, existing trees may not be spared. 'Mr.
DiBiase. stated that every effort will be made to preserve trees.
City Planner Gerard Kavanaugh noted that this proposal would now allow
site plan review criteria to be implemented by the Planning Board and
Planning Department and that issues of snow removal, landscaping and
lighting would be addressed in detail. A public hearing will be
required. Further, the siting of the buildings can now be addressed'"in
detail.
• Donald Hunt asked when landscaping for Phase I was expected to begin and
Mr. DiBiase stated that landscaping already exists in Phase I. He plans
to add more trees as well .
Walter Power stated that he would like to see the impact of density
reduced and the proposed units fit into existing contours better to
minimize visual impact. The Planning Department will meet with the
developers to discuss the plan in detail prior to the public meeting.
FAFARD DISCUSSION .
Attorney Serafini was present representing Fafard and reported to the
Board that they were working on a revised Site Plan based upon the
discussion held at our last meeting. They will return to the Planning
Department and'Planning Board as soon as these revisions are complete.
APPROVAL OF MINUTES
Upon the motion of Ken May and second of Donald Hunt, the minutes of the
November 7 meeting were approved as corrected. Upon the motion of Ken
May and second of Bob Guethlen, the minutes of the November 14 meeting
were approved as corrected. It was so voted.
OLD/NEW BUSINESS
• Upon the motion of Abby Burns and second of Ed Stevenson, it was voted
to approve the name "Settler' s Way" for the access road within the
Collins Cove Condominium Development. It was so voted.
• — Page 3 —
There being no further business, a motion was made to adjourn. Having
passed unanimously, the meeting was declared adjourned at 9:30 p.m.
Respectfully submitted,
Nancy Syatt
r
•
MINUTES OF MEETING
• December 5, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room on Thursday, December 5, 1985 at 7 :30 P.M. Present were Chairman
Walter Power, Bob Guethlen, Abby Burns, Ken May, Edward Stevenson, Linda
Vaughan and Donald Hunt. Also present were Staff Advisor Dal.e Yale and
City Planner Gerard Kavanaugh. Normand Houle was absent.
Chairman Walter Power called the meeting to order at 7 :35 P.M. and
welcomed Linda Vaughan to the Board as our newest member.
FORM A - COLLINS COVE
This involves the subdivision' of a parcel of land in the Collins Cove
Condominium Development for the purpose of recording with the Registry
of Deeds. Mr. Thomas Southworth of McNeil & Associates stated that a
portion of this property is registered land and that a subdivision plan.
was not done when the Essex St . Extension was laid out by the County.
He further noted that in order to take title. of the entire parcel , Land
Court approval would be required.
�- Upon the motion of Ken May and second of Abby Burns, the Form A was
endorsed, approval under the Subdivision Control Law not required. It
was so voted.
BRIDGE AND WASHINGTON STREETS
Walter Power read the notice of the public hearing.
The comments from the various departments were read for the record by
the Chairman:
The Fire Department concurs with the plan with the following comments:
a. The Fire Prevention Bureau has agreed to the establishment of a fire
lane access from Bridge Street on the Northerly side of the proposed
building to maintain access to both this building and the existing
condominiums of Federal. street. This access is to be paved and
appropriately marked as a fire lane for use by Fire Department vehicles
only.
b. The proposed building shall be protected by a class II standpipe
system for protection of the building occupants. Such system shall be
installed in accordance with the provisions of NFPA 14.
C. The proposed building shall be protected by a fire alarm system in
accordance with the provisions of the Massachusetts State Building Code
and all applicable sections of the Massachusetts General. Laws.
• - Page 2 -
d. The area surrounding the proposed building has an adequate number of
properly spaced hydrants. The fire flow in the immediate area appears
to be adequate for fire fighting purposes. The Fire Department has
concerns, however, for the overall adequacy of the municipal water
supply system and its ability to function properly under the demands
imposed by recent growth within the City of Salem.
e. The Salem Fire Department is also concerned with the effect of this
development, as well as all others, on the ability of the Fire
Department to provide an adequate level of service under already
constrained resources in this period of accelerated growth.
The Department of Public Works concurs with the plan and offers the
following comments:
GRADING AND DRAINAGE
Bench mark elevation indicated is Salem datum not U.S.C.G.S.
Proposed catch basins and drainage connections including invert
elevations should be shown. A tranch drain will be provided across the
• access road to intercept runoff before entering Rust Street.
SANITARY SEWER
Invert elevations of new sewer and connection into existing sewer
should be indicated.
WATER
Location and size of water service connection must be indicated.
Lt . Herlihy of the Traffic Division concurs with the plan but raised the
issue of the shortage of manpower within the department.
The Board of Health concurs with the proposal with the following
comments:
The applicant will submit to the following specifications:
1 . The design proposal concurs with the City Engineering
Department and City Plumbing Inspector for Utility Tie-Ins for drinking
water, sanitary waste (Sewage) , gas lines, and/or any other utility
service.
2 . Prior to water service (drinking water) being put into service
that it be tested for pressure and bacteria.
' 3 . Employ an acceptable method for removal of all construction
debris and vegetation waste from site during construction. .
• - Page 3 -
4. Employ an acceptable method for dust and street cleaning
control during site construction.
5. Employ an acceptable method or means for the holding and
disposal of trash (rubbish) after site development with a copy of this
method in writing sent to the Health Department. In accordance with
Mass. General Laws Chap. 111 , Section 127A, 105 CMR 410.601 of the State
Sanitary Code II - "Collection of Garbage and Rubbish".
The Conservation Commission concurs with the plan.
Walter Power noted that the Salem Redevelopment Authority is strongly in
favor of this proposal and a letter from Chairperson Joan Boudreau was
read for the record.
Attorney John Serafini gave the Board an overview of the proposal and
noted that this plan complies with current zoning regulations and that
there are no requests for variances. The parcel is located in a B-5
zone. He also noted that the proposal is compatibl.e with the City' s
desire for residential expansion in the downtown. The site could be
developed for commercial use. He stated that the height of the building
• will be compatible with the existing buildings and will be below the
abutting church tower and roof. He gave a brief description of the
process through which this developer was designated by the SRA, and
noted that twelve developers were sent RFP' s..
The building will contain 19 two bedroom condominiums. Each will have a
fireplace. The expected selling price is between $125,000 and $130,000.
This is only 50% of the density allowed under the current zoning
regulations. The F.A.R. is less than 1 .4. Each unit will be
approximately 1 ,300 sq. ft. A portion of the building will be
constructed over an existing 18' right-of-way. The drive-through area
will be terraced and bricked for a pleasing appearance.
On-site parking will be provided for 29 cars. This is one and one half
spaces per unit as required by the City's zoning regulations. The
parking will be screened with planted buffer areas. It is the opinion
of the developers that this project will not generage owners of more
than one automobile, due to the project ' s proximity to the train station
and downtown.
Regarding loading, it is anticipated by the developers that the only
significant loading and unloading will occur when residents move in or
out. There will be direct truck and emergency access to the building
and to Phase II via an emergency gate off of Bridge St. This access has
been approved by the Fire Department.
• The traffic flow in and out of the site will be at Rust Street.
Currently, the Federal Street Condominiums Phase II units use a driveway
easement across the site to access Rust Street.
• — Page 4 —
This easement will remain in its current location and will. be shared
with this development.
A portion of the proposed building will be built over this easement. A
9' clearance is anticipated.
Lighting will be provided by pole fixtures which match those used in the
first two phases.
The Development Team considers landscaping to be extremely important to
the overall quality of the project. Wherever space permits, substantial
landscaping will be added to the site. Between the new building and
the parking area, a planting area is proposed which will. have trees as
well as ground cover. At the edge of the site, additional trees and
shrubs which are similar in species and number to those used along the
Rust Street walkway and in the adjacent condominium developments are
proposed. These species include Korean dogwood, crabapples, viburnum,
two types of euonymous, yews and rhododendron as well as more
substantial. trees such as larch, pines and red oak. Along Bridge
Street, a capped picked fence and more landscaping will be installed.
The developers will continue the fence along Washington St. if Phase II
owners so desire.
• The site will be serviced by electric, water, sewer and gas lines all
running underground in the Rust Street right of way. The storm drain
line is 12", the water line is 6", the sewer is 9" and the gas is 811.
All of these are adequate to serve this development.
Regarding snow removal, there is adequate space on the site on which to
store the shoveled snow. With heavier snowfalls, the snow will have to
be carried off site. The cost of this removal will be factored into the
condominiums common area charges.
Regarding trash removal, there will be no dumpster on the site; a
compactor will be located in the basement and trash will be privately
hauled away.
Ms. Annie Harris and Mr. Robin Wunderlich of the Federal Street
Development Team and Attorney John, Serafini were present to discuss this
proposal. which involves the construction of a 4—story condominium
building consisting of 19 2—bedroom units on the 'corner of Bridge and
Washington Streets. The new building will be compatible in scale, mass,
height and materials with the existing Federal Street condominiums. The
new condominiums will be contained within a single four story structure
with the height and roof line being the same as the neighboring
condominiums. This building will serve as the third and final side of
the courtyard surrounding the historic Universalist Church and will form
the western edge of the Rust Street walkway. The building will. have
• brick end walls and clapboard side walls similar to both of the earlier
phases. The window style and types will also be similar. Chimneys made
completely of masonry are also proposed.
- Page 5 -
•
City Planner Gerard Kavanaugh stated that specific areas of concern
regarding this proposal were density, height of the building,
conformance of the building with existing zoning regulations, and floor
area ratio. Other concerns are with regard to traffic, architectural
design (which has been addressed by the SRA) , massing and materials,
landscaping design, emergency access and garbage disposal. Mr.
Kavanaugh further noted that the promotion of residential development is
desired and that the developer is currently working with the Design
Review Board segment of the SRA. He also stated that the SRA strongly
urges the Planning Board to look at this plan favorably.
Donald Hunt asked how the number of proposed units was arrived at and
Gerard Kavanaugh replied that the zoning regulations would allow 40
units but that 19 were proposed so as to provide a compatible design
with the surrounding buildings.
Ken May asked what the lot coverage would be and Mr. Kavanaugh stated
that it woul.d be 34%. Ken May also asked what the square footage of the .
lot is and Mr. Kavanaugh replied that it was 26,000.
Ken May asked if the fence would be extended along washington Street if
this plan is approved and Mr. Kavanaugh replied in the affirmative, if
• the Phase II owners grant permission.
Abby Burns expressed concern regarding the height of the fence and Ms.
Harris noted that a 3 foot fence is proposed so as not to close off the
development.
Bob Guethlen asked what the distance is between Phase I and Phase II and
Mr. Robin Wunderlich replied that it is approximately 50' . Mr. Guethlen
also questioned the distance between Phase II and the end of the
proposed building and Mr. Wunderlich stated that it was approximately
35 ' .
Attorney Robert LeDoux was present to speak of his disapproval. of this
project stressing that the 19 units proposed will only exacerbate the
existing parking problem. He further stated that the owners of the
Phase I units purchased these with the understanding that Phase II and
Phase III would consist of 8 units. He noted that the residents of
Phase I and II had made a substantial investment in their properties and
the density as proposed could have a negative effect on property values.
Several abutters were present to speak in opposition to the plan. Mr.
Arthur Hall, Mr. Harold Levy, Mr. Ron Flemming, Ms. Helen Oker, Ms.
Cindy Ellis and Ms. Joane Osborne, all of Federal. street, Mr. Bruce
Shatswel.l., a member of the Board of Trustees from the Universalist
Church, Mr. Anthony Fucoloro, President of the Collins Cove Neighborhood
Association, Ms. Susan McGowan of Church St. , Ms. Roxanne Fleisher, Mr.
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Keith Clebbins, Mr. James Osborne of 30 Federal St. , and Mr. Michael
Johnson, formerly of Federal. St. all. expressed their disapproval of the
plan with major concern focusing on density, parking and traffic. Other
concerns expressed were with regard to congestion in the area, emergency
access to the building and the proposed exit walkway and its proximity
to the Phase II building.
Walter Power stated that the Planning Board will be looking at the
impact of this proposal. and the effect it will. have upon the City. Mr.
Power suggested that a spokesperson be appointed to represent the
abutters.
Following some discussion, the public hearing was declared closed.
APPROVAL OF MINUTES
Upon the motion of Donald Hunt and second of Bob'Guethlen, the minutes
of the previous meeting were approved as corrected.
OLD/NEW BUSINESS
Upon the motion of Ken May and second of Donald Hunt, the Greenway Road
• Form 'A was not endorsed because the plan shows lots which do not have
practical access to the street upon which they have frontage. It was so
voted, with Linda Vaughan being recorded as abstaining.
There being no further business, a motion was made to adjourn. The
motion passed unanimously, and the meeting was declared adjourned at
10: 15.
Respectfully submitted,
Nancy Syatt
•
MINUTES OF MEETING
• December 12, 1985
The Salem Planning Board met at One Salem Green, second floor conference
room on Thqrsday, December 12, 1985. Present were Walter Power, Ken
May, Linda Vaughan, Abby Burns, and Bob Guethlen. Also present were
City Planner Gerard Kavanaugh and Staff Advisor Dale Yale. Normand
Houle, Edward Stevenson, and Donald Hunt were absent.
Chairman Walter Power called the meeting to -order at 7:40 p.m.
FORM A--ONE BROAD STREET
This involves the subdivision of one lot into three separate lots. Upon
each lot, a building which was in existence prior to the enactment of the
Subdivision Control Law will remain: '
City Planner Kavanaugh noted that. the former Administration Building
will be sold for twelve condominium units, the Oliver School Building
will be developed for congregate housing and the third building houses
the Senior Center.
Upon the motion of Kenneth May and second of Abby Burns, the Form A was
endorsed, approval under the Subdivision Control Law not required. It
was so voted.
• PUBLIC HEARING--PICKMAN PARK RE-SUBDIVISION
Chairman Walter Power read the notice of the public hearing.
Attorney Peter Beatrice, architect John Emerson, Engineer Charles Faia
and Mr. Paul DiBiase were present to discuss Mr. DiBiase' s proposal to
re-'subdivide existing lots in Phase II and III of the Pickman Park
Subdivision to house quadraplex units rather than duplexes which are
currently planned.
Mr. Emerson noted he and Mr. DiBiase had met with the Planning
Department to establish criteria to evaluate the proposed changes. It
was agreed to site the buildings to minimize the alteration of the
existing grades. They propose to cluster the quadraplex buildings
around the proposed cul-de-sacs in a court-yard type of arrangement in
order to eliminate the barracks look. They also propose to shorten some
of the roadways which will effectively limit the grades to 5%. They
propose to increase the green areas and increase the ratio for parking
from 2'k spaces per unit to 3 per unit. There will be no change in
density. They wish additional input from the Planning Board and
Planning Department and will make additional revisions to the proposal
based upon Site Plan Review criteria.
Mr. Emerson showed an enlarged plan of Marshall Drive to illustrate the
• proposed changes. They plan to shorten the street and cluster the
buildings around the cul-de-sac•. He noted they have pulled the proposed
buildings away from the conservation area.
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He indicated a snow storage area on the plan and described proposed
typical plantings for the common areas. Street lighting will be similar
to what exists presently in Phase I. Mr. Emerson noted they propose
minimal alteration of existing grades.
Abby Burns questioned the location of off-street parking spaces in the
cul-de-sac. Mr. Emerson stated they are trying to provide some relief
from temporary parking on the streets for safety.
Mr. Emerson then presented a plan for Arnold Way, which is the eastern
most street off Pickman Road Extension. Here there is minimal grade .
alteration and less impact upon the conservation area.
Mr. Emerson then presented a list of typical planting materials for the
proposed development.
Walter Power asked how how much road surface is being saved. Mr.
Emerson estimated there would be approximately 5 - 10% decrease in road
surface.
Peter Beatrice added this plan is more cost effective which could be
passed on to the consumer. There is. a net gain in green area, no change
• in density and less blasting and disturbance of land.
Linda Vaughan questioned the planting list and Mr. Emerson noted that
this was a typical planting list only. Landscaping would be subject to
further review and input from the Planning Department and Board.
Mr. Peter DeGrandpre of Auburn Road expressed some concern regarding
snow storage areas and whether any melting snow would have an adverse
effect on abutters. Mr. Power noted that the areas will be designated
so as not to impinge upon abutters. Mr. Charles Faia, engineer for the
project noted the locations of catch basins as planned to preclude any
drainage problems. '
Normand Houle asked how many buildings are presently approved in each
phase and how many are proposed. Mr. Beatrice replied there are
presently 50 buildings planned for Phase III which will be reduced to
25, and 28 buildings proposed for Phase III, which will be reduced to
14.
Bob Guethlen noted the road grades as proposed would be reduced to 5%.
How much were they previously? Mr. Faia replied that in some areas they
were as much as 10%.
Walter Power asked what the distance between buildings will be and Mr.
Emerson replied they are allowed 201 , but propose as much as 30-35' in
• most cases with the new design.
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Walter Power felt the Board would like to see how the buildings. will fit
into existing contours. Mr. Emerson stated that on MacArthur Drive,
Griswold Drive and Eisenhower Way for example, there would be greater
alteration of existing land under the original plan. Mr Power stated
the Board would like to have greater input. into what the proposed
changes would do to lessen the disturbance of land.
Charles Faia noted this new plan avoids the construction of large .
rip—rap retaining walls to accomodate grade changes.
City Planner Kavanaugh stated the Planning Department will review the
changes prior to the Board's next meeting.
Mr. Paul Cormier of .92 Moffatt Road stated he has concerns regarding
Phase I. He stated Mr. DiBiase had been very cooperative regarding the
construction of a fence to the rear of his property; however he has
concerns over potential erosion; problems and blasting problems. He
would prefer to see duplexes on the .site as originally proposed.
Mr. DeGrandpre of Auburn Road stated the increase in green area does
nothing for the abutting neighborhood, it is' only a benefit to the
residents of the proposed project. He feels this a way for Mr. DiBiase
• to save money. He suggests the Planning Board and any interested
abutters should walk the site with Mr. DiBiase to discuss where the
proposed buildings would be located under the amended plan. Mr. Power
felt this was. agreeable.
Councillor John Nutting of Ward Seven suggested that the hours of
blasting be specifically limited to certain times of day. He further
questioned if a weekly schedule of blasting times could be posted to
help keep the abutting residents informed. It was noted that the Fire
Department strictly regulates any blasting in the City.
Mr. Romano of 89 Moffatt Road also expressed concerns regarding blasting
and asked if some sort of strict policy could be proposed and
implemented. Walter Power noted that with this new. plan the Board is
attempting to find ways to limit the blasting necessary.
Marie Whitmore of Auburn Road expressed concern over the piecemeal
approach to allowing this type of amendment to be approved. She feels
aesthetically duplexes would be better and would like to see some
statistics as to the impact of the proposed development on property
values in the existing neighborhoods.
Walter Power reiterated the Planning Board's desire to see the least
amount of disturbance of land as possible. Councillor Nutting noted the
burden is on the developer to prove the new request has less impact on
the neighborhood and the area than the original.
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•
Walter Power suggested a spokesman be appointed to speak on behalf of
the neighbors. Kenneth May noted that it has always been the Board's
practice to allow participation by a neighborhhod representative even
after the public hearing is closed.
Mr. Paul D'Amour of Linden Street asked who is responsible for trash
removal, snow removal, etc. and Mr. Power replied this is the
responsibility of the Homeowners' Association.
There being no. further discussion, the public hearing was declared
closed.
BRIDGE AND WASHINGTON STREET--DISCUSSION
Ms. Annie Harris was present to provide further information to the Board
based upon concerns raised at the public hearing.
Ms. Harris provided the Board with a list of comparable condominium
units in the region and their size and selling prices. She noted the
sales prices are comparable to what is proposed for the units on Bridge
and Washington Streets. Ms. Harris also presented data on recent sales
prices in Phase II (copies of this information attached hereto) . In
—• addition, Ms. Harris presented a letter from Carlson Condominium
realtors stating the proposed project would have a positive effect on
property values of abutting projects.
Robin Wunderlich, architect for the project, explained the floor plans
proposed for the new units. The units range in size from MI square
feet to 1451 square feet and have an additional 200 square feet of
storage space in the basement.
Kenneth May stated the Board would have to make a judgment on the effect
the proposed defelopment would have on traffic in the area.
Mr. Frank Delulis, contractor for the proposal, gave the Board a brief
list of construction methods: They propose to use fire resistant
construction materials of masonry and concrete with wooden exteriors;
they propose to use water struck brick for detail, the building will
have an elevator, they propose completely brick chimneys, trash
compactor in the basement. Concrete balconies are proposed, utility
rooms with laundry hook—ups ar.e -planned; central air—conditioning and
heating are proposed with a space in the roof for condensors for
aesthetics; ceramic baths are proposed; ceramic kitchen floors, high
quality cabinets; wooden doors of high quality; smoke detectors for each
unit, security, lavish landscaping, concrete and brick paving on
entryways, concrete curbings. Mr. DeIulis stated he feels the value of
the existing condominiums will be incresed by this project.
•
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•
Ms. Harris stated she is interested in buildi6g a high quality project.
The area is highly visible and she desires a project of which she can be
proud. She further stated the soft and hard costs of this project
estimated to be $95,000 per unit.
Bob Guethlen feels the quality of the building determines the market.
Further, he feels the issue of unauthorized parking on the. site will be
improved with the construction of the ;new building. He has concerns for
the end of the building facing Phase II.,
'Kenneth May asked if there were respondants to the- RFP who proposed
fewer units and Mr. Kavanaugh replied in the affirmative. He noted the
RFP was approved by the neighbors and those respondants who proposed
fewer units proposed poorer quality construction.
Linda Vaughan asked if the proposed emergency access would also be
available for moving vans and Ms. ' Harris replied in the affirmative.
Regarding access for delivery trucks, Ms. Harris stated the normal
delivery truck is between 7-112 and 8-112 feet in height. They propose
a nine—foot clearance, so normal deliveries are not inhibited.
• Mr. Art Hall, spokesman for the neighbors, raised several concerns
regarding the proposal. He feels the right—of—way has been narrowed,
the proposal violates the easement agreements, and the right—of way has
been moved which negates some of Phase II's parking spaces. Ms. Harris
stated their 'plans reflects the metes and bounds stated on the legal
description for the property and their attorney has assured them that
their proposal does not violate the terms' of the access easement.
City Planner Kavanaugh stated the Planning Department will look into the
discrepancies Mr. Hall raises.
Mr. Hall stated the neighbors' primary objection is the building is too
large for the land. There are too many units and it is too close to the
existing structures. Mr. Ed Cloutier agreed, raising the issue of the
promise of eight units for the site. Walter Power `asked Mr. Cloutier if
he would prefer commercial development on the property and Mr. Cloutier
replied in the affirmative.
'Regarding the issue 'of whether eight units were promised for the Phase
III site, City Planner Kavanaugh stated there is nothing in the SRA
files which states that eight units would be built on that site.
Ken May felt the specific issues the Board had to deal with centered
around the quality of the project, the site lines, site planning and
traffic. Mr. Cloutier asked that the Board consider the feelings of the
neighborhood.
Specifically, the Planning Board has asked the Planning Department to
address the following issues:
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1. The height of the underpass and its adequacy for two-way traffic.
2. The possibility of access through the emergency access with a card.
3. Some sort of innovative treatment for the end of the building facing
Phase II and a better treatment of the walkway.
OLDINEW BUSINESS
The next meeting of the Planning Board will be Thursday, January 9,
1986.
There being no further business, a motion was made to adjourn. The
motion passed unanimously and the meeting was declared adjourned at
10: 15 P.M.
Respectfully submitted,
Dale E. Yale
Clerk Pro Tem
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