2001-PLANNING BOARD 'Me.��r9 S a.( `��
Citp of 4*alem, 01aggarbUq;ettg
Planning 38oarb
®ne :FpaCem green
You are hereby notified that the Salem Planning Board will hold its regularly scheduled meetings
for 2001 at 7:30 PM, in the second floor conference room at One Salem Green.
Walter B. Power, III
Chairman
January July i1
January 4, 2001 July,fl, 2001
January 18, 2001 July 19, 2001
February September
February 1, 2001 September 6, 2001
February 15, 2001 September 20, 2001
March October
March 1, 2001 October 4, 2001
March 15, 2001 October 18, 2001
April November
April 5, 2001 November 1, 2001
April 19, 2001 November 15, 2001
May December
May 3, 2001 December 6, 2001
May 1-7, 2001 December 20, 2001
June
June 7, 2001
June 21, 2001
r;
*No meetings scheduled for the month of August.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext.311 Fax (978) 740-0404
Citp of harem, a��a�Yju�ett�
o a
Punning jlBoarb
One &alem green
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on
Thursday, January 4, 2001 at 7:30 PM, in the second floor conference room at One Salem Green.
Walter B. Power, III
Chairman
-� Tentative Agenda:
1. Continuation of Public Hearing— Site Plan Review—Highland Realty Co., LLC— 392
Highland Avenue. (7:30 PM— 8:30 PM)
2. Public Hearing - Wireless Communications Facility Special Permit—AT&T 18
Washington Square West. (8:30 PM—9:00 PM)
3. Old/New Business (9:00 PM—9:15 PM)
Release of Funds Subdivision—Patton Road
•
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740.0404
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: January 2, 2001
RE: Agenda—January 4, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
questions pertaining to the agenda items.
y� 1. Continuation Public Hearing - Site Plan Review -392 Highland Avenue
The Planning Board will continue a public hearing under site plan review for the property
located a 392 Highland Avenue. The applicant has revised the proposed project for the
construction of a self-storage facility. The revised plan shows a two-story with a building
footprint, which has been reduced to 100 feet by.200 feet (20,000 square feet), down some
24% from the original plan. The applicant has eliminated 67 storage units; bring the
number of storage units to 333, a 17% reduction. The reduction in the size of the building
has also helps provide vehicle access around the facility while allowing vehicles to access
the bays at the same time. Additionally, do to the reduction in the size of the building,
there will be no paved area for access behind the building more than 30 feet into the R-1
zone. The revised plan indicated an increase in parking spaces to 23, which exceeds the
requirements for this zoned area by 11 spaces. The Board may want to address traffic
signage around the proposed storage facility to better ensure traffic flow.
The buffer zone between the proposed building and the existing building on site has
increased to allow for addition green space. There is also an increase to the buffer zone
between the proposed building and the abutting neighbors. The revised plan indicates a
double row of white pine trees within the buffer zone along the abutter's side and a 10-
foot wide buffer with a single row of white pines along Olde Village Drive. At the
December 7, 2000 meeting the board requested that visual schematics be developed
depicting views from Olde Village Road looking at the vegetated buffer along the
• southeast slide of the storage facility.
PB Memorandum
January 2,2001 -2
To provide additional visual suitability, the applicant has reduced the number of garage
doors, which are located along the sides of the building (sides that face Olde Village
Road and the existing facility located on site). The garage doors will also be paint to
blend in with the rest of the building. The Board may want to address the appearance of
the building to make it more visually pleasing.
The Assistant City Engineer(Joe Nerden) is reviewing the drainage calculation and will
brief the planning staff of his findings for the January 4a' meeting.
This project does require Conservation Commission approval.
2. Public Hearing - Wireless Communications Facility Special Permit - 18 Washington
Square - Hawthorne Hotel
The Planning.Board will open a Public Hearing pertaining to the installation of antennas
on the Hawthorne Hotel at 18 Washington Square West. At the December 21, 2000
hearing, the applicant requested a postponement to the January 4, 2001, in order to
incorporate changes recommended by the Salem Historic Commission. The applicant
(AT&T) is requesting to install three crosspolar wireless communication antennas. One
antenna and cables will be located on the southeast corner of the existing penthouse and
will be painted to match the structure. The other two antennas will be installed in an RF
transparent chimney (basically it is a fake chimney to conceal the antennas), which will
. replace an existing masonry chimney. An equipment room will be located in the basement
of the hotel.
The applicant met with the Salem Common Neighborhood Association, which
unanimously approved the concept of the antennas on Hawthorne Hotel. In addition, the
applicant will met with Historical Commission on Wednesday, January 4h to discuss
changes to the type of antennas proposed and a different layout. The applicant will also
meet with the Salem Redevelopment Authority on January 4, 2001.
3. Release of Funds Subdivision—Patton Road
Under the recommendation by the Clerk of the Works, Wilfred "Willy" Beaulieu, the
amount of$170,000.00 may be released from the holdings between the Board and the
Developer. Attached is a breakdown of work completed to date.
�y
•
Salem Planning Board
• Minutes of Meeting
Thursday, January 4, 2001
A regular meeting of the Salem Planning Board was held on Thursday,
January 4, 2001 in the second floor conference room at One Salem Green
at 7:30 p.m.
Those present were: Walier Power,John Moustakis, Bill Cullen, David Weiner,
Gene Collins, Chuck Puleo, Bill Luster, and Pamela Lambordini,. Also present
were, Assistant City Planner Denise Sullivan, Senior Planner Don Cefalo, and
Eileen Sacco, Clerk.
Continuation of Public Hearing—Site Plan Review—392 Highland Avenue
Proposed Storage Facility
Atty. Kevin Dolan addressed the Board and noted that at the December 7'"
meeting the Board requested line of sight drawings, a copy of the proposed rental
agreement and a list of prohibited uses for the storage units. He also noted that
they have revised their plans for the construction of the storage facility. He
introduced Bob Griffin to explain the revised plans.
Mr. Griffin explained the revised plans and noted that the revised plan shows a
• two story building that will be 100 X 200 (20,000 s.f.)which is a reduction of
24% from the original submission. He noted that the applicant has reduced the
number of units from 400 to 333. Mr. Griffin explained that the reduction in the
size of the building will provide access for vehicles around the facility, and allow
for vehicles to access the storage bays at the same time. Mr. Griffin also noted
that there would be no paved area for access in the rear of the building and the
parking on the site will be increased by 23 spaces, which exceeds the zoning
requirement. t
Walter Power expressed concern that the snow storage area would have an euect
on the screening. Mr. Griffm stated that the snow should not cause damage to the
screening.
Walter Power asked what the size of the plantings would be. Mr. Griffm stated
that they are planning 6 foot trees. Denise Sullivan confirmed that 6 feet is a
good size. '
Walter Power noted that at the last meeting there was discussion of a fence and
suggested that he would like the fence to be higher. Mr.Power asked about the
trees that are to be planted in the front of the property. 'Mr. Griffin stated that they
are planning to plant Ginko trees, which could grow to 80 feet in height.
•
1
Walter Power read a letter to the Board from the Assistant City Engineer
• commenting on the proposed revision. A copy of this letter is in the file.
David Bourque of Indian Hill Road addressed the Board and showed photos of
existing trees. He also expressed concern that people would be running
business's out of the units. Atty. Dolan noted that running a business out of a unit
is not allowed and the management will monitor that closely.
Scott Weisberg addressed the Board and expressed his concern about the
protection of Highland Avenue.
There being no further questions or comments at this time, Mr. Power declared
the public hearing closed.
The Board discussed the project.
Bill Luster commented that he thought that the fence and the white pines and that
spacing gave them some leeway to work with the neighbors. He stated that he felt
that six feet seems a little short for the trees and suggested that the City Planner
has a landscape architecture background and the Board could leave that to his
discretion.
The Planning Board reviewed the draft decision for the project. A motion was
• made by Bill Cullen to approve the draft decision as amended, seconded by John
Moustakis and approved (6-1)with Bill Luster opposed. Bill Luster explained
that he feels that significant liberties have been taken with regards to zoning
which put the Board in a difficult position. He noted that he respectfully
disagrees with the City Solicitor and that was his point in not voting in favor.
Walter Power noted that the Board has spent a lot of time on this since July and
significant changes were made by the developer.
Public Hearing—Wireless Communications Facility SM6al Permit—AT
Broadband— 18 Washin on Square West—Hawthorne Hotel
Peter Quinn addressed the Board and explained that they are proposing to install 3
crosspolar wireless communication antennas on the roof of the Hotel. He
explained that this has been an evolving process and they have met with the
Salem Historic Commission which had some concerns about the antennas. He
explained that they moved the location of the antenna at their request. He further
explained that they met with the Design Review Board and they were in favor of a
flag pole design which is historically significant to the hotel since at one time
there was a flag pole on the top of the building. He explained the flag pole design
to the Board.
•
2
Walter Power commented that he would like to see the flag pole in line with the
• scale of the building, and he would like it to be a flag pole that a flag would be
flown from. Mr. Quinn stated that it would be a fully functioning flag pole.
Motion made by John Moustakis to approve the flag pole design for the Wireless
Communications Facility Special Permit for 18 Washington Square West,
seconded by Bill Cullen and approved unanimously.
Walter Power suggested that the decisions of the SRA and the DRB be
incorporated in the Planning Board Decision.
Release of Funds for the Patton Road Subdivision
Denise Sullivan addressed the Board and explained that $10,000 is being held for
the construction of the sidewalk and the fire alarm Walter Power stated that he
would rather see $20,000 held for the completion of the work.
Bill Luster moved to release $160,000 for the Patton Road Subdivision, leaving
$20,000 for the remainder of the work that needs to be finished, seconded by
David Weiner and approved unanimously.
There being no further business to come before the Planning Board at this
meeting a motion was made by Bill Cullen to adjourn the meeting, seconded by
• Bill Luster and approved unanimously.
The meeting was adjourned at 9:30 p.m
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PBO10401
•
3
Citp of 6alem, Ala!oarbuatt!6
'• Planning �iloarb
(One Abalem Oreen
NOTICE OF CANCELLATION OF MEETING
You are hereby notified that the Salem Planning Board meeting scheduled to be held on
Thursday, January 18, 2001, at 7:30 PM in the second floor conference room at One Salem
Green has been canceled. The next regular Planning Board meeting will be held on Thursday,
February 1, 2001.
Walter B. Power, III
Chairman
•
•
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
Salem Planning Board
• Minutes of Meeting
Thursday, January 18, 2001
The regular meeting of the Salem Planning Board scheduled for Thursday, January 18,
2001 was canceled.
•
•
Citp of §Mlemp Ala'aarbUOtt5
• Manning �Ooar0
(One &alem Oreen
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on
Thursday, February 1, 2001 at 7:30 PM, in the second floor conference room at One Salem
Green.
Walter B. Power, III
Chairman
• Tentative Agenda:
1. Public Hearing - Wireless Communications Facility Special Permit—XM Satellite Radio,
Inc., 40R Highland Avenue. (7:30 PM— 8:00 PM)
2. Form A— 101 Broadway. (8:00 PM— 8:30 PM)
3. Old/New Business (8:30 PM— 8:45 PM)
a. Follow-up Form B — Lots87, 110, 112, 116-123, 126-129, and 149 on Cloverdale
Avenue and Rockmere Street.
•
One Salem Green; Salem, Massachusetts 01970 (978) 745-9595 ext.311 Fax (978) 740-0404
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: January 29, 2001
RE: Agenda—February 1, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
questions pertaining to the agenda items.
•
1. Public Hearing- Wireless Communications Facility Special Permit—4011 Highland
Avenue- Hawthorne Hotel
The Planning Board will open a Public Hearing pertaining to the installation of a satellite
antenna system on the Fairweather Apartments at 40R Highland Avenue. The applicant
(XM Satellite Radio) is requesting to install a digital satellite radio repeater system,
which will include a repeater cabinet, an omnidirectional transmit antenna, and a satellite
receiver dish. The repeater cabinet and the satellite receive dish will be placed on the
building rooftop; while the omnidirectional transmit antenna will be mounted on the
building penthouse.
2. Form A— 101 Broadway
The applicant (Tamsin M. Cameron) is filing a Form A to subdivide the parcel at 101
Broadway into two lots (Lot A and Lot B). At the December 21, 2000 meeting the
Planning Board approved a waiver from frontage for the two lots.
The applicant received variances from the Zoning Board of Appeals for the frontage
requirement for Lot A, as well as the total lot area for each lot.
0
PB Memorandum
January 29,2001 -2
3. Follow-up Form B—Lots 87, 110, 112, 116-123, 126-129, and 149 on Cloverdale
• Avenue and Rockmere Street.
Chuck Faia is submitting additional information regarding issues the Planning Board had
at the November 2, 2000, meeting. The enclosed second sheet shows a locus map of the
area, abutters information and a profile of the road.
Planning Board approved the Form B that was submitted on November 2, 2000.
•
Salem Planning Board
Minutes of Meeting
Thursday, February 1, 2001
A regular meeting of the Salem Planning Board was held on Thursday,
February 1, 2001 in the second floor conference room at One Salem Green
at 7:30 p.m.
Those present were: John Moustakis, Bill Cullen, David Weiner, Gene Collins,
Bill Luster, Pamela Lambordini, and Carter Vinson. Also present were, Assistant
City Planner Denise Sullivan, Senior Planner Don Cefalo, and Eileen Sacco,
Clerk. Walter Power and Chuck Puleo were absent.
Public Hearing—Wireless Communications Special Permit—Omni
Communications permit for antenna at 40R Highland Avenue
Kate Rugman addressed the Board and explained the proposed locations for the
proposed antennas and related equipment at 40 R Highland Avenue. She noted
that the conduit would be located on the seventh floor and the antennas would be
on the roof. She also showed the service area locations on a map.
Cater Vinson questioned who would maintain the antennas. Ms. Rugman stated
that they would have a leasing agreement with the management and they would
have 24 hour access 7 days a week to the equipment.
• Carter Vinson opened the hearing up for public comment at this time. There was
no one present who wished to speak on the matter.
There being no further questions regarding this matter,Bill Cullen moved to
approve the Wireless Communications Special Permit for Omni Communications
at 40 R Highland Avenue, seconded by Gene Collins and approved unanimously.
Form A— 101 Broadway—Tamsin Cameron
Atty. Robert Ford of Serafini, Serafini, Darling and Correnti addressed the Board
on behalf of his client Ms. Cameron. He explained the Form A and noted that it
was the same plan that the Board approved for a Waiver from Frontage on
December 21, 2000.
Bill Luster stated that the plan is straight forward.
There being no further questions or comments regarding the plan, a motion was
made by Gene Collins to approve the Form A for 101 Broadway, seconded by
Bill Cullen and approved unanimously.
•
Old/New Business
• Denise Sullivan reported that a Joint Public Hearing with the Planning Board and
the City Council on zoning amendments pertaining to Body Art/Piercing has
been scheduled for Thursday,March 1, 2001 at 6:00 p.m. in the City Council
Chambers.
There being no further business to come before the Planning Board at this
meeting a motion was made by Bill Cullen to adjourn the meeting, seconded by
Bill Luster and approved unanimously.
The meeting was adjourned at 8:20 p.m.
Respectfully submitted by:
_. Eileen M. Sacco, Clerk
Salem Planning Board
PB020101
•
•
1 of *alem, Amoacbm6ett.5
Planning 38narb
' One *alem green
NOTICE OF CANCELLATION OF MEETING
You are hereby notified that the Salem Planning Board meeting scheduled to be held on
Thursday, February 15, 2001, at 7:30 PM in the second floor conference room at One Salem
Green has been canceled. The next regular Planning Board meeting will be held on Thursday,
March 1, 2001.
Walter B. Power, III
Chairman
•
•
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext.311 Fax (978) 740-0404
Salem Planning Board
• Minutes of Meeting
Thursday, February 15, 2001
The regular meeting of the Salem Planning Board scheduled for Thursday, February 15,
2001 was canceled.
•
•
Citp of .ialem, 41m garbugetty
r Planning �Boarb
(One Salem Oreen
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on
Thursday, March 1, 2001 at 7:30 PM, in the second floor conference room at One Salem Green.
Walter B. Power, III
Chairman
• Tentative Agenda:
Q
Joint Public Hearing with City Council—Amendments to zoning pertaining to body
art/piercing establishments and substance abuse treatment centers. City Council
Chambers. (6:00 PM—7:30 PM)
1. Form A—9 Buena Vista Avenue. (7:30 PM—7:45 PM)
2. Public Hearing—Site Plan Review- North Shore Medical Center, 81 Highland Avenue
(Salem Hospital). (7:45 PM— 8:45 PM)
3. Amendment to Site Plan Review Decision - Hawthorne Commons (formerly Ridgeside
Apartments) 205 Highland Avenue. (8:45 PM—9: 15 PM)
4. Old/New Business (9:15 PM—9:30 PM)
•
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext.311 Fax (978) 740-0404
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: February 26, 2001
RE: Agenda— March 1, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
questions pertaining to the agenda items.
• Joint Public Hearing with City Council—Amendments to Zoning Bylaws Pertaining to
Body Art/Piercing Establishments and Substance Abuse Treatment Centers
The Salem City Council and the Planning Board will hold a joint public hearing to review and
amend the Salem Zoning Ordinance regarding the recently adopted State approval of body
art/piercing establishments and substance abuse treatment centers. The purpose of this hearing is
to take public comments and give direction to staff to draft zoning amendments. Once completed,
the draft zoning amendments will be submitted to the Planning Board for approval.
Regular Meeting Agenda:
1. Form A—9 Buena Vista Avenue
The applicant (Vincent DiBiase) is filing a Form A to re-subdivide the parcel at 9 Buena
Vista Avenue (Lot 1). Lot 2 is not a buildable lot (356 s.f). The applicant wants to
transfer Lot 2 into Lot 48D to make one contiguous lot. Both Lots 1 and 48D meet
frontage requirements.
2. Public Hearing - Site Plan Review - 81 Highland Avenue (Salem Hospital).
The Planning Board will open a public hearing under site plan review for the property
located at 81 Highland Avenue (Salem Hospital). The proposed project includes the
construction of a new Cardiac Center which will be an addition of approximately 7, 000
square feet, a portion of which will extend from the rear of the Phippen and Davenport
buildings at the fifth floor level. The Cardiac Center will connect to the existing fifth
• floor operating suites and the exterior overhang will rest on concrete pilings located over
the existing loading dock and delivery area. The new Center will comprise of two surgical
suites and eight critical care unit beds.
PB Memorandum
February 26,2001 -2
The Construction of the Cardiac Center will have no changes to parking, traffic flow,
landscaping or utilities on the Hospital campus.
The applicant has received variances from the Zoning Board of Appeals. The decision of
the Zoning Board of Appeals has been attached. This project not does require approval
from the Conservation Commission.
3. Revisions to Site Plan Review Decision—Hawthorne Commons (formerly Ridgeside
Apartments) 205 Highland Avenue.
The applicant of the proposed residential apartment complex request that the Planning
Board amend the Site Plan Review Decision dated March 16, 2000 as to incorporate the
following changes to the revised site plan entitled "Hawthorne Common, Salem, MA,
revision dated December 22, 2000" (enclosed). The following changes shown on the plan
as followed:
• The proposed addition of two free-standing garage building which will house a
total of 20 garage spaces
• The elimination of two dumpsters located within the complex and the addition of
a trash compactor located to the eastern side of the main entrance.
• The garage spaces will be located on site where formerly surfaced parking spaces was
planned, there will not be and increase in size of the impervious surface. The flow of
traffic within the complex area will not be impaired by these new two structures.
The elimination of the dumpster help avoid truck entries into residential areas within the
complex and decrease noise and debris within the site. The new compactor will be
accessed by First Street and be heavily screen to abutting properties. As a condition from
the Conservation Commission, a spill kit shall be present at all times in the event of a
hydraulic leak or break.
The applicant has received approval from the Conservation Commission.
•
Salem Planning Board
Minutes of Meeting
Thursday, March 1, 2001
A regular meeting of the Salem Planning Board was held on Thursday,
March 1, 2001 in the second floor conference room at One Salem Green
at 7:30 p.m.
Those present were: Chairman Walter Power, John Moustakis, Bill Cullen, David
Weiner, Gene Collins, Bill Luster Pamela Lambordini. Also present were,
Assistant City Planner Denise Sullivan, Senior Planner Don Cefalo, and Eileen
Sacco,Clerk. Also present was City Councillor Tom Furey.
Form A—9 Buena Vista Avenue
Chuck Faia presented plans for a Form A for 9 Buena Vista Avenue. He
explained that they intend to subdivide the property westerly by Buena Vista
Avenue, northerly by Michael Champion, easterly by lots 48G and 48F, and
southerly by lot 48D. He located lot lines on the plan for the Board.
Bill Luster noted that the plan was straight forward and made a motion to approve
the Form A for 9 Buena Vista Avenue, seconded by Gene Collins and approved
unanimously.
Public Hearing— Site Plan Review—Northshore Medical Center, 81 Highland
• Avenue(Salem Hospital)
Atty. Joseph Correnti addressed the Board and explained that they are proposing
to construct a 7,000 s.f. addition in the back of the Davenport Building and the
Phippen Building at the fifth floor level, to accommodate a cardiac center. He
noted that this application is not a typical site plan review because it is not 10,000
st.. He also updated the Board on the permitting process for the Cardiac Center.
He expl�.iced that there are 3 licenses available by the state and there are 6
applications in for them He noted that they are getting the necessary permits in
place so that in the event that they are successful in getting the license they will be
ready to proceed. He also noted that a positive response from the city would be
useful for the application.
Walter Power asked what the construction time frame would be. fatty. Correnti
stated that is would take four to five months to construct. Mr. Power asked if
additional parking would be required. Atty. Correnti noted that the cardiac center
would have 8 beds and 2 operating rooms, performing one or two surgeries a day,
so there would be no impact on traffic or parking. Bill Luster stated that he felt
that the impact of this project would be negligible on the site.
Walter Power expressed his concern that in the past the Board has suggested that
the hospital do a master plan and review it with the Board and suggested that they
• would still like to see that.
Walter Power opened the hearing up for public comment at this time. There was
no response.
There being no further questions or comments at this time, a motion was made by
Gene Collins to continue the public hearing to March 15, 2001, seconded by John
Moustakis and approved unanimously.
Amendment to Site Plan Review Decision—Hawthorne Commons(formerly
Rid esg ide Apartments) 305 Highland Avenue
Atty. Joseph Correnti addressed the Board and explained that the applicant is
requesting an amendment to their decision to allow for the proposed addition of
two free standing garage buildings which will house a total of 20 garage spaces.
He explained that the garage spaces are an amenity to the complex and will be
located on the site where formerly surface parking was planned. There is no loss
of parking spaces.
Atty. Correnti also explained that they are requesting to amend the plan with
reference to the elimination of two dumpsters located within the complex and the
addition of a trash compactor located to the eastern side of the main entrance. He
• noted that the elimination of the dumpsters within the she will avoid trash truck
entry into the residential area and help decrease noise and debris throughout the
site. He explained that the new compactor is located so as to be easily accessible
from First Street and will be heavily screened so as not to be visible from First
Street or any abutting properties.
Walter Power noted that there were neighbors who were involved in the original
process. Atty. Correnti noted that they have met with Councillor Lovely and she
has reviewed the plans and is supportive of them
Walter Power questioned if the compactor would add additional noise to the
neighborhood. Atty. Correnti stated that they are 200 feet away from the nearest
resident.
There being no further comments on the request, Gene Collins moved and Bill
Cullen seconded a motion to amend the Site Plan Review Decision for Hawthorne
Commons with the condition that if there is addition noise generated from the
compactor,the Planning Board will review it and recommend changes. The
motion was approved unanimously.
•
Old /New Business
• The Board discussed the lack of cooperation from the Fafards regarding the rip
rap on Highland Avenue. Bill Luster suggested that the Board contact Howard
Fafard directly, noting that he has been very cooperative in the past and it may be
that he does not know how concerned the Board is about this. Denise Sullivan
will send him a letter and report to the Board at the next meeting.
There being no further business to come before the Planning Board at this
meeting a motion was made by Bill Luster to adjourn the meeting, seconded by
Bill Cullen and approved unanimously.
The meeting was adjourned at 9:00 p.m.
Respectfiilly submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PB030101
•
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
March 15, 2001 at 7:30 PM, in the second floor conference room at One Salem Green.
Walter B. Power, III
Chairman
Tentative Agenda:
•
Joint Public Hearing with City Council—Amendment to zoning ordinance pertaining to
the regulation of Asphalt Batch Plants. City Council Chambers. (6:00 PM—7:30 PM)
1. Continuation Public Hearing— Site Plan Review-North Shore Medical Center, 81
Highland Avenue (Salem Hospital). (7:30 PM— 8:00 PM)
2. Zoning Ordinance Amendment: Regulations regarding body art/piercing establishments
and substance abuse treatment centers. (8:00 PM—9:00 PM)
3. Old/New Business (9:00 PM—9:15 PM)
•
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: March 13, 2001
RE: Agenda—March 15, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
questions pertaining to the agenda items.
• Joint Public Hearing with City Council—Amendments to Zoning Bylaws Pertaining to
Asphalt Batch Plants
The Salem City Council and the Planning Board will hold a joint public hearing to review and
amend the Salem Zoning Ordinance regarding the Asphalt Batch Plants. The purpose of this
hearing is to take public comments and give direction to staff to draft a zoning amendment. An
asphalt plant is currently permitted in the Industrial Zoning District by right. The zoning
ordinance allows the building inspector to determine whether the use is a nuisance. The
discussion will be on regulating this use as a special permit or prohibition of the use.
Regular Meeting Agenda:
1. Continuation Public Hearing - Site Plan Review - 81 Highland Avenue (Salem
Hospital).
The Planning Board will continue a public hearing under site plan review for the property
located at 81 Highland Avenue (Salem Hospital). The proposed project includes the
construction of a new Cardiac Center which will be an addition of approximately 7, 000
square feet, a portion of which will extend from the rear of the Phippen and Davenport
buildings at the fifth floor level. The Cardiac Center will connect to the existing fifth
floor operating suites and the exterior overhang will rest on concrete pilings located over
the existing loading dock and delivery area. The new Center will comprise of two surgical
suites and eight critical care unit beds.
• The Construction of the Cardiac Center will have minimal effect on to parking, traffic
flow, landscaping or utilities on the Hospital campus.
PB Memorandum
March 13,2001 -2
• The applicant has received variances from the Zoning Board of Appeals. This project
does not require approval from the Conservation Commission.
2. Discussion Pertaining to Amendments to Zoning Regarding Body Art/Piercing
Establishments and Substance Abuse Treatment Centers.
The City Council and Planning Board opened a public hearing on this issue of March 1,
2001. The public hearing was closed on that same night as well. There were several
residents in attendance at the public hearing who expressed the need to allow tattoo
parlors in downtown and other commercial areas.
The Board will discuss and the staff will draft recommendations to be presented to the
City Council pertaining zoning amendments regarding body art/piercing establishments
and substance abuse treatment centers. The Board should included in their
recommendations, give a definition of a tattoo establishment. The Board should also
determine a location for these establishments and give a reason why.
The substance abuse centers has been incorporated in the draft of the new zoning
ordinances.
•
•
Salem Planning Board
Minutes of Meeting .
Thursday, March 15, 2001
A regular meeting of the Salem Planning Board was held on Thursday,
March 15, 2001 in the second floor conference room at One Salem Green
at 7:30 p.m
Those present were: Chairman Walter Power, John Moustakis,Bill Cullen,David
Weiner, Gene Collins, Bill Luster Pamela Lambordini and Chuck Puleo. Also
present were, Assistant City Planner Denise Sullivan, Senior Planner Don Cefalo,
and Eileen Sacco, Clerk. Also present was City Councillor Tom Furey.
Continuation of Public Hearing—Site Plan Review—North Shore Medical
Center, 81 Highland Avenue ( Salem Hospital)
Mr. Don Garrity representing North Shore Medical Center was present at the
meeting to address any concerns that the Board may have.
Walter Power asked if any of the members had any questions about the project.
Bill Luster moved that the public hearing be closed, seconded by Bill Cullen and
approved unanimously.
• The Board reviewed a draft decision for the project. Bill Cullen moved and Bill
Luster seconded a motion to approve the decision for Site Plan Review for North
Shore Medical Center. The motion was approved(8-0).
Discussion on Zoning Ordinance Amendment—Regulations regarding body/art
piercing establishments and substance abuse treatment centers
Denise Sullivan explained that since the joint public hearing with the City Council
the Board needs to draft a recommendation to give to the Council on which
district to use. She explained that the B 1 district seems to be the preference of the
Council.
Bill Luster noted that Bl district is small neighborhood stores and he did not think
this kind of business should be in the neighborhoods. He also noted that most of
those areas are entrance corridors. He suggested that industrial zones would be
less visible.
Chuck Puleo noted that a special permit is needed for the business so the Board of
Appeal would review them no matter which district they apply for.
•
Bill Cullen suggested that perhaps the Council could limit the number of parlors
that we have in the city. Bill Luster stated that he was not sure if that is legal
• and we made need a state law to impose that.
Walter Power stated that he would not like to see them in areas near educational
facilities.
Pamela Lambordini stated that the Board should include areas located near
playgrounds as unfavorable locations.
Bill Luster suggested that the Board list all of their recommendations and vote on
them individually or as a group and give them to the Council as follows in no
particular preference:
1 Industrial Zone would be a favorable preference
2 Limit the number of parlors within the city
3 Concerns about BI district-and do not support that
4 The Board understands that there is an existing establishment in business
and it should be grandfathered
5 Minimum distance to educational facilities, religious organizations and
playgrounds—distance to be reasonably determined by the Planning
Department
John Moustakis moved and Bill Cullen seconded a motion to approve the
• recommended suggestions to the City Council and the motion was approved
unanimously.
Old/New Business
Fafard Update
Denise Sullivan explained to the Board that she has been informed that Howard
Fafard is ill and residing presently in Florida. She noted that she talked to Atty.
Correnti and would like to set up a site visit with a landscape architect at the
expense of Fafard and see if we can come up with a plan to correct the situation.
Bill Luster suggested asking Mr. Fafard for a landscape architect for 25 hours at
their expense to work with the Board and develop a plan to work this out. He
recommended sending a letter and requesting $5,000.00 for an architect. Denise
Sullivan will work on that and report to the Board at the next meeting.
•
There being no further business to come before the Planning Board at this
meeting, a motion was made by Gene Collins to adjourn the meeting, seconded by
. Bill Cullen and approved unanimously.
The meeting was adjourned at 8:30 p.m.
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PB031501
•
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Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on
Thursday, April 5, 2001 at 7:30 PM, in the second floor conference room at One Salem Green.
Walter B. Power, III
Chairman
Tentative Agenda:
•
1. Public Hearing— Site Plan Review- Salem Glass Company, Technology Way.
(7:30 PM— 8:30 PM)
2. Old/New Business (8:30 PM— 8:45 PM)
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MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: April 2, 2001
RE: Agenda— April 5, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
questions pertaining to the agenda items.
1. Public Hearing- Site Plan Review—Salem Glass Company—Technology Way
The Planning Board will open a public hearing under site plan review for the property
located at Technology Way. The proposed project includes the construction of a building
having a footprint of 43,775 square feet with a total floor area of 50,300 square feet.
Approximately 44,000 square feet will be devoted for manufacturing uses and the balance
for office and administration. The proposed parking will consist of 82 parking spaces
with a large paved area to the east of the building for loading, snow storage and a
dumpster.
The landscaping proposes to use decorative trees and shrubbery along the Technology
way and Swampscott Road sides of the building. The elevation of the office section of the
building which also faces Technology Way and Swampscott Road will utilize large glass
panel which not only be aesthetically pleasing but it will also be a useful means for Salem
Glass to show case their merchandise.
The project does not require approval from the Zoning Board of Appeals. This project
does require an amended to the original Orders of Conditions issue to the Fafard
Company by the Conservation Commission. The applicant is scheduled to appear before
• the Commission at their April 12th public hearing.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext.311 Fax (978) 740-0404
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
April 19, 2001 at 7:30 PM, in the second floor conference room at One Salem Green.
Walter B. Power, III
Chairman
Tentative Agenda:
•
1. Approval of Minutes—(7:30 PM - 7:45 PM)
2. Public Hearing - Wireless Communications Facility Special Permit—Omnipoint Holding
Inc., 488R Highland Avenue. (7:45 PM—8:15 PM)
3. Public Hearing—Form C, Definitive Subdivision- Amy Newton Meimeteas, Cloverdale
Avenue (8:15 PM— 8:45 PM)
4. Form B—Lot 13 on Robinson Road. (8:45 PM—9:15 PM)
5. Public Hearing—Site Plan Review, Wetlands District Special Hearing and a Amendment
to an Existing PUD—Fafard Real Estate and Development Corporation, Corner of
Trader's Way and First Street. (9:15 PM— 10:15 PM)
6. Old/New Business (10:15 PM— 10:30 PM)
•
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: April 17, 2001
RE: Agenda—April 19, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
• questions pertaining to the agenda items.
1. Public Hearing- Wireless Communications Facility Special Permit— Omnipoint
Holding Inc., 488R Highland Avenue
The Planning Board will open a Public Hearing pertaining to the installation of nine panel
antennas on top of the existing Cellone Tower at 488R Highland Avenue (Camp Lion),
Salem, MA. A base station will be located at the bottom of the tower, which will be
housed in an all weather equipment cabinet.
2. Public Hearing—Form C—Amy Newton Mcimeteas—Cloverdale Avenue
The Planning Board will open a public hearing under a Form C, Definitive Subdivision
Plan for the construction of a roadway which will end in a cul-de-sac and associated
utilities and sidewalks to service the construction of three single family dwellings. The
proposed development is located at the end of Cloverdale Street, Assessors Map 8, Lots
269, 280 and Map 9, Lot 122.
The Board review and approve this project under a Form B at the November 2, 2000
meeting.
A comment from the fire department regarding if the roadways will be able to maintain
the weight of fire apparatus and allow for proper turning radius.
• This project does require approval from the Conservation Commission. The applicant is
scheduled to appear before the Commission at their April 12th public hearing.
PB Memorandum
April 17,2001 -2
•
3. Form B—Mountain Realty Trust—Robinson Road
The Board will review the proposed preliminary subdivision plan for a possible two-lot
subdivision on Robinson Road. At the hearing, the attorney for the applicant will further
discuss the intentions of the proposed project.
4. Public Hearing - Site Plan Review, Wetlands District Special Permit and
Amendment to an Existing PUD—Fafard Real Estate and Development
Corporation —Trader's Way and First Street.
The Planning Board will open a public hearing under site plan review and wetlands
District Special Permit District Special Permit of the City of Salem Zoning Ordinance
and a amend the an existing PUD Decision at the request of Fafard Real Estate and
Development Corporation for the property situated at the corner of Trader's Way and
First Street. The proposed project includes the construction of 52.residential units within
a 13 four-plexes development as part of the Phase 5 and final phase of the project known
as the Ledgemere Country. The project also incorporates landscaping and the construction
of three entrance/exit ways to and from the residential development. Two entrance/exit
ways will be located on First Street and the third on Traders Ways. Residents at the
• Cloisters Condominium Complex are concerned about the entranceway that is directly
across from them (adjacent to the Pequot Apartments).
The original PUD was approve in the mid 80's. The applicant is proposing to expand to a
parcel that was not included in the original PUD. This particular parcel is zoned for
industrial and residential use is not permitted. The applicant will need approval from the
Zoning Board of Appeals.
The original environmental impact statement as part of Phase 1 submittal was prepared to
address 700+ units. Phase 5 will bring the total to 572 units, which is less than want was
originally submitted. The applicant requested that the original environmental impact
statement be use for the Phase 5 submittal.
There was no traffic study or elevations submitted with the application. The Board may
want to address both these issues.
A comment from the fire department indicated that hydrants should be Darling B62B.
This project does require approval form the Conservation Commission.
Salem Planning Board
• Minutes of Meeting
Thursday, April 19, 2001
A regular meeting of the Salem Planning Board was held on Thursday,
April 19, 2001 in the second floor conference room at One Salem Green
at 7:30 p.m
Those present were: Chairman Walter Power, John Moustakis, Bill Cullen, David
Weiner, Bill Luster, Pamela Lambordini, Chuck Puleo and Carter Vinson(8:15).
Also present were, Assistant City Planner Denise Sullivan, Senior Planner Don
Cefalo, and Eileen Sacco, Clerk. Gene Collins was absent.
Walter Power called on Acting City Planner Joe Walsh to address the Planning
Board at this time. Mr. Walsh addressed the Board and stated that he wanted to
introduce himself and assure the Board that he would be attending meetings
regularly to express the views of the Planning Department on projects in the city.
Public Hearing—Site Plan Review—Wetlands District Special Permit Hearing
and Amendment to an existing PUD—Fafard Real Estate and Development Corgi
comer of Traders Way and First Street
Chairman Walter Power read a letter to the Board from the applicant's attorney,
Joseph Correnti, requesting that the Board continue the public hearing date to
• May 17, 2001.
Bill Cullen moved to continue the public hearing to May 17, 2001, seconded by
David Weiner and approved unanimously.
Walter Power called on City Councillor Joan Lovely to address the Planning
Board. Councillor Lovely addressed the Board and resorted that there is a Joint
Public Hearing scheduled for Monday night, April 23 , at 6:00 p.m. and asked
that the Board try to have a quorum She noted thai the hearing was previously
scheduled and the City Council had to cancel. She expressed concern that the
advertising for public hearings is expensive and this is the second time that we
have tried to have the meeting. She assured members that she would keep the
meeting brief, and continue it to another evening. Walter Power polled the
members and it appeared as if there would be a quorum of members in attendance
on Monday. Councillor Lovely thanked the members of the Planning Board for
their consideration.
•
Public Hearing—Wireless Communications Facility Special Permit—Omnipoint
Holding Inc. . 488 Highland Avenue
• Tom Murphy addressed the Board and explained the location that they plan to
install the equipment. He noted that there are two existing towers on the property
and they will be adding their equipment to the Cellone Tower. He explained that
the base station will be located at the bottom of the tower and will be housed in an
all weather equipment cabinet.
Mr. Murphy showed photographs of the existing towers and explained that the
new equipment will improve service to customers who are experiencing dropped
calls because they need more signals in the area.
Walter Power stated that he would like an engineer stamp on the plan certifying
that the tower can withstand the additional equipment.
Walter Power opened the hearing up to public.comment at this time. There was
no response.
There being no,further questions or comments regarding this matter, Walter
Power declared the public hearing closed.
Bill Luster moved and David Weiner seconded a motion to approve the Wireless
Communications Facility Special Permit—Omnipoint Holding Inc, 488 Highland
• Avenue, upon receipt of a letter from the engineer certifying that the tower can
withstand the additional equipment. The motion was approved (8-0).
Discussion Regarding Pep Boys/Best Car Wash—Highland Avenue
Richard Swiniuch of 14 Glen Road addressed the Board and reported that there is
a problem with loud music in the parking lot of the Best Car Wash on Highland
Avenue. He explained that customers of the car wash park their cars on the side
of the propeityand blast their radios when they clean out their cars. He stated
that he felt that the conditions of the project regarding noise are being ignored.
He did acknowledge that the owner put a sign up on the property regarding loud
music and the police are aware of it but he would like it addressed further.
Denise Sullivan will look into the matter and get in touch with Mr. Swiniuch. She
noted that the condition was probably intended with regards to the operation of
equipment at the car wash and this issue may be harder to enforce,but she will
check it out.
•
2
Public Hearing—Form C—Definitive Subdivision—Amy Newton Meimeteas—
• Cloverdale Avenue
Chuck Faia of Parsons and Faia addressed the Board and explained the plans for
the proposed subdivision on Cloverdale Road. He explained that they are
extending the water from the city, noting that several homes in the area have wells
and the city does not allow them anymore. He also noted that a three lot
subdivision is exempt from storm water management, however they have
complied with the all requirements of a subdivision and have submitted a storm
water management plan.
Bill Luster stated that this is a confusing site plan and he would like to have a site
visit. Mr. Faia explained the plan and stated that lots 1, 2, and 3 are being
developed and they are not changing any lot lines. He explained that lot 267
exists on paper. Bill Luster questioned whether they could pull a building permit
for a lot that doesn't have 100 feet of frontage with out a variance from the Board
of Appeals. Mr. Faia explained that it is an existing lot-and agreed that it would
be different if they were creating a lot.
David Weiner asked what the thickness of the pavement would be. Mr. Faia
explained that there would be a 4 inch binder and 1 '/s inch thick pavement.
John Moustakis asked about the access for New England Power. Mr. Faia
. explained the potential access on the plan.
Walter Power opened the hearing up to public comment at this time.
Tom Murtagh addressed the Board and expressed his concern about running the
water into the property, suggesting that shorter route would require less blasting.
Mr. Faia explained the plan and noted that they are running the water 500-600
feet more than is required.
Janis Pramis of 16 Glen Avenue addressed the Board and noted that she has a
well. She asked if they would be hooking people in the neighborhood up to city
water if they want it. Mr. Faia explained that the water would be brought to their
property but they would have to incur the cost to hook up to the service.
Angelo Pramis addressed the Board and stated that his greatest concerns are the
wildlife and the blasting. He stated that he is concerned that they are filling in
some of the resource area. Mr. Faia noted that the Conservation Commission is
presently reviewing the plans and a site visit is scheduled for Saturday, April 21,
2001. Mr. Pramis asked if wells are included in the pre-blast survey that is done
before the start of a project. Mr. Faia stated that he will check on that and get
back to the Planning Department.
•
3
Ward Three Councillor Joan Lovely addressed the Board and suggested that the
developer should extend the sidewalks around the cul-de-sac, noting that the city
• does not put new sidewalks in. She also noted that once the street is accepted by
the city it would be hard to get them if the neighbors decide that they want one.
Carter Vinson questioned why they were having a cul-de-sac as opposed to a
hammerhead turnaround. Mr. Faia explained that the cul-de-sac is better for fire
access and plowing and they would have to fill more area of the buffer zone for
the hammerhead.
John Moustakis suggested that the Board hold their site visit after the
Conservation Commission has their and see if there are any changes that they
would have to consider as the result of changes by the.Commission.
Richard Swiniuch addressed the Board and stated that he is concerned that the
neighbors have not been approached about this plan at all. He noted that he has
the plans but that is only because he got them from the Planning Department. He
also requested that they show a plan of the topography now and after completion
of the project. He also noted that the property is supposed to be staked for the
Conservation Commission site visit and that has not been done yet.
Mr. Swiniuch expressed his concerns about the length of the construction project
and suggested that they be required to install a fence and covering as they did on
the JPI site on Bridge Street. He also requested that they not be allowed to use a
• hydraulic hammer to remove ledge. He also noted that he is concerned about
wildlife.
John Moustakis stated that he would like the proposed house lots and roadways
staked out. Mr. Faia stated that they would be doing that for the Conservation
Commission so that was not a problem
The Planning Board scheduled a site visit for Saturday, April 28, 2001 at 8:30
am.
Motion made by John Moustakis to continue the public hearing to May 3, 2001,
seconded by Bill Cullen and approved unanimously.
Form B—Lot 13 on Robinson Road
Atty. Jim Rogale addressed the Planning Board on behalf of his clients. He
explained that their purpose is to freeze the zoning for the property which is
currently zoned business park. He stated that it is the applicants intent to
subdivide and sell the property.
•
4
Bill Luster stated that he would like to have a site visit before any action is taken.
He also noted that this is the area which will be up for discussion at the public
• hearing on Monday evening with the City Council. Atty. Rogale noted that the
subject for the public hearing is for asphalt hatching plants and that is the only
subject that is associated with the proposed zoning change. He also noted that the
proposal for the asphalt hatching plants seems likely to not happen due to
opposition to it.
Bill Luster suggested that the Board seek some guidance from the City Solicitor
.on the matter.
John Moustakis asked what the property is currently used for. Atty. Rogale stated
that it is currently a junkyard.
Chuck Puleo questioned the size of the lots. Atty. Rogale explained the area and
noted that the road goes all the way into Lynn. He explained that the purpose of
this meeting is-to get some guidance from the Board on the kind of roads they—
would like to see there and any other suggestions that the Board may have.
Ward Three Councillor Joan Lovely addressed the Board and stated that she has
an ariel photograph of the area and she was amazed at the span of the junkyard.
She offered to share the photograph with the Board for their information.
The Board scheduled a site visit for May 3, 2001 at 6:30 p.m.
• Old/New Business
Fafard Proper
Denise Sullivan reported that Harry Mack has agreed to pay for a peer review of
the landscaping on Swampscott Road and will hire a Landscape Architect the
choice of which will be of the Planning Department.
Demoulas
Chuck Puleo noted that there are some changes to the proposed plans that the
Board approved. Denise Sullivan explained that they shifted their plans but the
same square footage of was removed and the site plan remains the same.
State Funding, for or Lights on Boston Street
Bill Cullen reported that he received a call from George Gibbons who informed
him that the city has received the money for the lights on Boston Street. Denise
Sullivan will pursue that.
•
5
Other Old Business
• Walter Power asked what the status of the Stop and Shop mitigation money was.
Denise Sullivan reported that the money is in the Planning Department and
bookkeeping is aware of what the money should be spent on.
Walter Power also requested that Home Depot be approached for the money that
they committed for the improvements to Traders Way. Denise Sullivan will work
on that.
Best Car Wash
Carter Vinson reported that on busy days there is a cueing problem on Highland
Avenue that upsets the flow of traffic in and out of the site. Denise Sullivan will
look into the matter and report back to the Board
There being no further business to come before the Planning Board at this
meeting, a motion was made by Bill Cullen to adjourn the meeting, seconded by
Pamela Lambordini and approved unanimously.
The meeting was adjourned at 9:30 p.m.
Respectfully submitted by:
• Eileen M. Sacco, Clerk
Salem Planning Board
PBO41901
•
6
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
May 3, 2001 at 7:30 PM, in the second floor conference room at One Salem Green.
Walter B. Power, III
Chairman
• Tentative Agenda:
1. Approval of Minutes Meeting Dates 1/4/01, 2/1/01, 3/1/01, 3/15/01, 4/19/01
(7:30 PM - 7:45 PM)
2. Continuation Public Hearing—Form C, Definitive Subdivision- Amy Newton Meimeteas,
Cloverdale Avenue (7:45 PM— 8:15 PM)
3. Continuation Form B —Lot 13 on Robinson Road. (8:15 PM— 8:45 PM)
4. Old/New Business (8:45 PM—9:00 PM)
•
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: May 1, 2001
RE: Agenda—May 3, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
• questions pertaining to the agenda items.
1. Continuation Public Hearing—Form C—Amy Newton Meimeteas—Cloverdale
Avenue
The Planning Board will continue the public hearing under a Form C, Definitive
Subdivision Plan for the construction of a roadway extension which will end in a cul-de-
sac and associated utilities and sidewalks to service the construction of three single family
dwellings. The proposed development is located at the end of Cloverdale Avenue,
Assessors Map 8, Lots 269, 280 and Map 9, Lot 122.
The Board reviewed and approved this project under a Form B - Preliminary Plan at the
November 2, 2000 meeting.
At the April 19, 2001 meeting the following issues were raise:
• Adequate frontage- portions of the roadway and cul-de-sac are within the 3 parcel
boundaries. If the roadway is made as an easement to the parcel, then the properties
meet frontage; if not, then the parcel do not meet frontage and a variance is needed.
• Sidewalk location—the sidewalk will be located on the north side of Cloverdale Ave.,
it will extend from Glenn Ave., to the beginning of driveway of Lot 3 (approximately
• half way around the cul-de-sac).
• Curbing—The applicant proposed slope curbing, but the Board requested vertical
granite.
PB Memorandum
May 1,2001 -2
• On Saturday, April 28, 2001, the Board conducted a site visit. At that site visit, the Board
had concerns about the height and stability of fill for the road extension and lots. The
Board was also concerned about the armament of the filled area slopes. The sloped areas
with a steep degree of incline would be constructed with rip rap and the areas with lesser
degrees would use grass cover. It was suggested that the rip rap be built in order to allow
for plantings, such as junipers or a shrub cover to help mask and provide a more visually
pleasing appearance.
There was a comment from the fire department regarding the roadway construction and
its ability to maintain the weight of fire apparatus and allow for proper turning radius.
The Board was also concerned about the maintenance of the road once the project is
completed. Because of the steep grade of the road, which leads to a cul-de-sac, there were
concerns about the difficulty of maintaining the road especially during the winter months
and the cleaning out of the catch basins. The city would be responsible for taking care of
the road and catch basins once the project is completed. It was also suggested that a
guardrail be installed at the bottom of the cul-de-sac to prevent car from sliding down the
embankment in the event that the road was slippery.
The Board may want to further discuss the blasting and the protection of the neighbor
ground water wells. This issue is of great concern to the neighbors. Although the Board
cannot further regulate blasting, the developer may agree to discuss the issue in order to
• address the neighbors concerns.
The proposed project did receive approval from the Conservation Commission.
Enclosed is a draft decision for your review.
2. Continuation Form B—Mountain Realty Trust—Robinson Road
The Board will continue the review process for the proposed preliminary subdivision plan
for a possible two-lot subdivision on Robinson Road. The purpose of the plan is to
establish a zoning freeze for this property. This issue arose due to the applicant's
discussion pertaining to the development of an asphalt plant on the parcel. Asphalt plant
has been advertised for public hearing, thus, this applicant will not freeze that action, but
any further action concerning the parcel.
There will be a site visit on Thursday, May 3, 2001, at 6:30 am.
•
• Salem Planning Board •
Minutes of Meeting
Thursday, May 3, 2001
A regular meeting of the Salem Planning Board was held on Thursday,
May 3, 2001 in the second floor conference room at One Salem Green
at 7:30 p.m.
Those present were: Chairman Walter Power, John Moustakis, Bill Cullen, David
Weiner, Bill Luster, Pamela Lombardini, Chuck Puleo and Gene Collins. Also
present were, Assistant City Planner Denise Sullivan, Senior Planner Don Cefalo,
and Eileen Sacco, Clerk. Carter Vinson was absent.
Continuation of Public Hearing—Form C , Definitive Subdivision—Amy Newton
Meimeteas, Cloverdale Avenue
Chuck Faia of Parsons and Faia, addressed the Board and reported that a site visit
was held. He reviewed the plans concerning the guard rail and explained the
reasons for the proposed design. He noted that the elevation is 132 and is 25 feet
above the existing ground.
Walter Power expressed concern that the portions of the roadway and the cul-de-
sac are within the three parcel boundaries. He asked what the elevation of the
• driveway would be. Mr. Faia stated that the elevation would be approximately
142. He explained that if they cut it back two feet they would have to put in a
high point and a curb.
Mr. Faia suggested that the cul-de-sac should be turned over to the city. Bill
Luster stated that he did not think that the city would take ownership. Denise
Sullivan will research that.
Mr. Faia explained the location of the detention area. Bill Luster stated that he
thought it is counter intuitive to go from the front of the house to back of the
house with the drainage. Walter Power agreed and stated that he would like
clarification on that.
Walter Power noted that at the site visit it was noted that the rip rap has been
suggested for the cul-de-sac. He suggested that they plant junipers between the
boulders. Mr. Faia explained that they plan to install a guard rail and vertical
curbing and bring the sidewalk around further to the half moon to the end at the
paper street.
Walter Power noted that sloped granite curbing in parking lots does not work well
and asked the Board to consider vertical curbing all the way around.
• Bill Luster suggested that Mr. Faia resolve the issues with Mr. Bornstein and
make changes to the plan.
t
• John Moustakis asked what kind of guard rail they are proposing. Mr. Faia •
explained that they are proposing a 6x6 wood post barrier that would be pressure
treated.
Walter Power asked if the Board was comfortable with vertical curbing on both
sides of the road.
David Weiner asked if they plan to install a fire hydrant. Mr. Faia stated that they
will be extending the water line to a new hydrant. He also noted that the fire
prevention officer has approved the tum around. He also noted that they may
have to bring in a fire box if the location is more than 1,000 feet.
Walter Power opened the hearing up for public comment at this time.
Michael Panneton addressed the Board and questions if they were still intending
to take water from Greenlawn Avenue. Mr. Faia confirmed that they would be
bringing water to the site from Greenlawn Avenue and explained the locations on
the plan. Mr. Panneton also stated that he would like to see the entire street
repaved and not just patching it.
Richard Swiniuch addressed the Board and noted that the water main goes to
Verona Street 400 feet from the comer, and noted that the easiest and shortest
• distance to the area is all ledge. He presented a memo to the Planning Board
requesting that the Board not close the hearing so he can prepare a list of concerns
about the project.
Mr. Faia noted that Mr. Meimeteas is trying to do the right thing and wants to
proceed as soon as possible.
There being no further comments or questions regarding this matter this evening,
a motion was made by Chuck Puleo to continue the public hearing to May 17,
2001, seconded by Bill Luster and approved unanimously.
Continuation—Form B- Lot 13 on Robinson Road
Bob Griffin addressed the Board and stated that he would like to discuss a few
things this evening and continue to another meeting to address some concerns.
Walter Power addressed Mr. Griffin and noted that the Board needs to see the
entrance road defined to and from Swampscott Road. He also noted that they
should clean up the property and remove the cars and any contamination that is
there.
Bill Luster noted that at the last meeting the Attorney was clear that the intent of
this action was to freeze the zoning rights as they presently are. He suggested that
• the Planning Board consult with the City Solicitor noting that he was not sure that •
2
• the Planning Board should be considering a Form C. He explained that they •
submitted a preliminary set of plans which freezes the zoning for seven months
and the Form C needs to be filed within five months.
There being no further comments or questions regarding this matter this evening,
a motion was made by Gene Collins to continue the hearing to June 7, 2001,
seconded by Bill Cullen and approved unanimously.
Approval of Minutes
Bill Luster moved to postpone the approval of the minutes, seconded by Bill
Cullen and approved unanimously.
Old/New Business
John Moustakis noted that the Board approved plans for N S Ambulance
Company and now there is an office building there. Denise Sullivan noted that
SPR calls for significant to the building over 10,000 s.f. have to come back to the
Planning Board. She stated that she would look into that and report to the Board.
Bill Cullen reported that the rail road tracks beside Stop & Shop are supposed to
be cleaned by Stop & Shop and it needs looking into.
. Denise Sullivan reminded the Planning Board members that there is a joint public •
hearing with the City Council on May 17, 2001 at 6:30 p.m. in the council
chambers.
There being no further business to come before the Planning Board this evening, a
motion was made by Bill Luster to adjourn the meeting, seconded by David
Weiner and approved unanimously.
The meeting was adjourned at 9:00 p.m.
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PB050301
3
i
Citp of 6alem, 0 azoarbagetto
• planning �3oarb
'e�mvew�fi
(One Qpalent green
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on
Thursday, May 17, 2001 at 7:30 PM, in the second floor conference room at One Salem Green.
t
Walter B. Power, III
Chairman
• Tentative Agenda:
Joint Public Hearing with City Council—Amendment to zoning ordinance per aining to
the regulation of Asphalt Batch Plants. City Council Chambers. (7:00'PM—7 30 PM)
1. Approval of Minutes Meeting Dates 1/4/01, 2/1/01, 3/1/01, 3/15/01, 4/19/01
(7:30 PM - 8:00 PM)
2. Continuation Public Hearing—Form C, Definitive Subdivision- Amy Newton
Meimeteas, Cloverdale Avenue(8:00 PM— 8:45 PM)
3. Old/New Business (8:45 PM—9:15 PM)
a. City Council Referral Regarding Construction Start Time for the Peabody I ssex
Museum Project.
•
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext.311 Fax (978) 40-0404
Citp of ibalem, Alamwbuattg
• n a Planning JBuarb
mNe One tbalem Green
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: May 15, 2001
RE: Agenda—May 17, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
• questions pertaining to the agenda items.
Joint Public Hearing with City Council—Amendments to Zoning Bylaws Pertaining to
Asphalt Batch Plants, 7:00 pm, City Council Chambers
The Salem City Council and the Planning Board will hold a joint public hearing to review and
amend the Salem Zoning Ordinance regarding the Asphalt Batch Plants. The purpose of this
hearing is to take public comments and give direction to staff to draft a zoning amendment. An
asphalt plant is currently permitted in the Industrial Zoning District by right. The zoning
ordinance allows the building inspector to determine whether the use is a nuisance. The
discussion will be on regulating this use as a special permit or prohibition of the use.
Regular Meeting Agenda:
1. Continuation Public Hearing—Form C—Amy Newton Meimeteas—Cloverdale
Avenue
The Planning Board will continue the public hearing under a Form C, Definitive
Subdivision Plan for the construction of a roadway extension which will end in a cul-de-
sac and associated utilities and sidewalks to service the construction of three single
• family dwellings. The proposed development is located at the end of Cloverdale Avenue,
Assessors Map 8, Lots 269, 280 and Map 9, Lot 122.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext.311 Fax (978) 740-0404
PB Memorandum
May 15,2001 -2
• The Board reviewed and approved this project under a Form B -Preliminary Plan at the
November 2, 2000 meeting.
At the April 19, 2001 meeting the following issues were raise:
• Adequate frontage- portions of the roadway and cul-de-sac are within the 3 parcel
boundaries. If the roadway is made as an easement to the parcel, then the properties
meet frontage; if not, then the parcel do not meet frontage and a variance is needed.
• Sidewalk location—the sidewalk will be located on the north side of Cloverdale Ave.,
it will extend from Glenn Ave., to the beginning of driveway of Lot 3 (approximately
half way around the cul-de-sac).
• Curbing—The applicant proposed slope curbing, but the Board requested vertical
granite.
On Saturday, April 28, 2001, the Board conducted a site visit. At that site visit, the Board
had concerns about the height and stability of fill for the road extension and lots. The
Board was also concerned about the armament of the filled area slopes. The sloped areas
with a steep degree of incline would be constructed with rip rap and the areas with lesser
degrees would use grass cover. It was suggested that the rip rap be built in order to allow
for plantings, such as junipers or a shrub cover to help mask and provide a more visually
pleasing appearance.
There was a comment from the fire department regarding the roadway construction and
• its ability to maintain the weight of fire apparatus and allow for proper turning radius.
The Board was also concerned about the maintenance of the road once the project is
completed. Because of the steep grade of the road, which leads to a cul-de-sac, there were
concerns about the difficulty of maintaining the road especially during the.winter months
and the cleaning out of the catch basins. The City's Assitant Engineer is also concerned
about the Steepness of the slope and would like the applicant to try to decrease the grade
in some way. The city would be responsible for taking care of the road and catch basins
once the project is completed. It was also suggested that a guardrail be installed at the
bottom of the cul-de-sac to prevent car from sliding down the embankment in the event
that the road was slippery.
The Board may want to further discuss the blasting and the protection of the neighbor
ground water wells. This issue is of great concern to the neighbors. Although the Board
cannot further regulate blasting, the developer may agree to discuss the issue in order to
address the neighbors concerns.
At the May 3, 2001 meeting, the Board asked the applicant to meet with the City's
Engineering Department to address concerns. Enclosed is a memo dated 5/11/01 from Joe
Nerden Joe, Assistant City Engineer. Joe advised the applicant to speak with the City
Solicitor in regards to the granting easements to the cul-de-sac. He would also like the
• applicant to address the drainage issue of parcel 3, so it does not pose a negative impact
to the City or the abutting properties.
PB Memorandum
May 15,2001 -3
The proposed project did receive approval from the Conservation Commission.
•
2. City Council Referral Regarding Construction Start Time for the Peabody Essex
Museum Project.
The request for a waiver from the requirements from the city's construction ordinance
was referred to the Planning Board from the City Council. The waiver request is to allow
construction to begin at 7:00 AM as opposed to 8:00 AM. The issue was referred to the
Planning Board to determine its process for amending its decision for this issue. The
Board's process is to determine whether the change is substantial, if it is determined that
it is not, the decision can be amended administratively. I recommend that the Board's
response to this referral is to state that if the City Council were to approve the waiver
request, the Board would determine that the change to its decision is not substantial and
that it can be approved administratively.
•
•
• e Citp of 6afem, fiftm buwte;
• Mepartment of Public 6erbiceg
ene 6alem Green
(978) 745-9595 frit. 321
STANLEY 1,BORNSTEIN,P.E.
City Engineer flax: (978) 745-5877
Director of Public Services
Memorandum
To: Don Cefalo
From Joe Nerden
CC: Stan Bomst n
Denise Sulliva
John Keenan
Date: 5/11/01
Re: Cloverdale Avenue Special Permit-Easements
• This is a follow-up to my May 3, 2001 memo to you. I met with the City Solicitor to discuss the issue
of the new cul-de-sac for Cloverdale Avenue. The project proponent should contact the City Solicitor
to work out the specific language to be used in granting the City easements for the new cul-de-sac.
As for the proposed drainpipe running from parcel 3 across the public right-of-way, there are two
issues to be addressed by the project proponent. The discharge would present a problem for any
future development if it discharges onto the public right-of-way and if the drainpipe crosses the public
right-of-way the abutting property would be affected. Its not clear if the proponent owns both pieces
of property abutting the right-of-way. If so then possible expansion of the wetlands on-site would be
there decision. The proponent should deal with the drainage issue in such a way that it doesn't
negatively impact the City or other abutters.
•
CAWINDOWSIProfileWNerdenWly DocumentsUce's InfMcloverciale permit follow-up 051 101.doc
CITY OF SALEM. MA
eitp of Salem, Bagg;arbU5ett!5 CLERPS'S OFFICE
g �
? l Planning �3oarb
• 9e`�"1Ne°°`' One :�ialem green 2001 JUN -5 A 8: 21
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
June 7, 2001 at 7:30 PM, in the third floor conference room at 120 Washington Street.
Walter B. Power, III
Chairman
• Tentative Agenda:
1. Approval of Minutes Meeting Dates 1/4/01, 2/1/01, 3/1/01, 3/15/01, 4/19/01
(7:30 PM - 8:00 PM)
2. Form A—73 North Street (8:00 PM— 8:15 PM)
3. Continuation Public Hearing—Form C, Definitive Subdivision- Amy Newton Meimeteas,
Cloverdale Avenue (8:15 PM— 8:45 PM)
4. Old/New Business (8:45 PM—9:15 PM)
a. Request for Extension of the Tripartite Agreement - Scenic Way.
6his notice pctated cr% BUla«Fir bae.rd"
11q Hall Ave., Salam, Mass. on Tn;c s a«i
Jt S:a7 11,n. acc�oo;v'lar.cAa '''WI Chap. 3* Sec.
210A �
� ® of N.1 L
One Salem Green, Salem, Massachusetts 01970 (978) 745.9595 ext. 311 Fax (978) 740-0404
1
CITY OF SALEM, MASSACHUSETTS
PLANNING DEPARTMENT
'• ONE SALEM GREEN
01970
(978)745-9595 Ext. 311
mNe Fax (978)740-0404
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: June 5, 2001
RE: Agenda—June 7, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
questions pertaining to the agenda items.
•
Regular Meeting Agenda:
1. Form A— 73 North Street
The applicant (Massachusetts Highway Department) is filing a Form A to subdivide
Parcel 7-1-C into two parcels. The newly subdivided parcel (SR-1) is being purchase by
Gabriel Rossi in order to be combined with Parcel A (73 North Street) to create one
parcel.
The applicant does not need variances from the Zoning Board of Appeals.
2. Continuation Public Hearing—Form C—Amy Newton Meimeteas—Cloverdale
Avenue
The Planning Board will continue the public hearing under a Form C, Definitive
Subdivision Plan for the construction of a roadway extension which will end in a cul-de-
sac and associated utilities and sidewalks to service the construction of three single family
dwellings. The proposed development is located at the end of Cloverdale Avenue,
• Assessors Map 8, Lots 269, 280 and Map 9, Lot 122.
PB Memorandum
June 4,2001 -2
The Board reviewed and approved this project under a Form B - Preliminary Plan at the
• November 2, 2000 meeting.
At the April 19, 2001 meeting the following issues were raise:
• Adequate frontage- portions of the roadway and cul-de-sac are within the 3 parcel
boundaries. If the roadway is made as an easement to the parcel, then the properties
meet frontage; if not, then the parcel do not meet frontage and a variance is needed.
• Sidewalk location—the sidewalk will be located on the north side of Cloverdale Ave.,
it will extend from Glenn Ave., to the beginning of driveway of Lot 3 (approximately
half way around the cul-de-sac).
• Curbing—The applicant proposed slope curbing, but the Board requested vertical
granite.
On Saturday, April 28, 2001, the Board conducted a site visit. At that site visit, the Board
had concerns about the height and stability of fill for the road extension and lots. The
Board was also concerned about the armament of the filled area slopes. The sloped areas
with a steep degree of incline would be constructed with rip rap and the areas with lesser
degrees would use grass cover. It was suggested that the rip rap be built in order to allow
for plantings, such as junipers or a shrub cover to help mask and provide a more visually
pleasing appearance.
There was a comment from the fire department regarding the roadway construction and
• its ability to maintain the weight of fire apparatus and allow for proper turning radius.
The Board was also concerned about the maintenance of the road once the project is
completed. Because of the steep grade of the road, which leads to a cul-de-sac,there were
concerns about the difficulty of maintaining the road especially during the winter months
and the cleaning out of the catch basins. The City's Assitant Engineer is also concerned
about the Steepness of the slope and would like the applicant to try to decrease the grade
in some way. The city would be responsible for taking care of the road and catch basins
once the project is completed. It was also suggested that a guardrail be installed at the
bottom of the cul-de-sac to prevent car from sliding down the embankment in the event
that the road was slippery.
The Board may want to further discuss the blasting and the protection of the neighbor
ground water wells. This issue is of great concern to the neighbors. Although the Board
cannot further regulate blasting, the developer may agree to discuss the issue in order to
address the neighbors concerns.
At the May 3, 2001 meeting, the Board asked the applicant to meet with the City's
Engineering Department to address concerns. Enclosed is a memo dated 5/11/01 from Joe
Nerden Joe, Assistant City Engineer. Joe advised the applicant to speak with the City
Solicitor in regards to the granting easements to the cul-de-sac. He would also like the
applicant to address the drainage issue of parcel 3, so it does not pose a negative impact
• to the City or the abutting properties.
• PB Memorandum
June 4,2001 -3
At May 17, 2001 meeting, there was not enough members for a quorum, so the hearing
• was continued until June 7, 2001. The applicant has spoken with the City Solicitor
regarding the cul-de-sac on private property and will address this issue at the next
meeting. The applicant will also address issue that the Assistant City Engineer has
concerns about, especially the drainage of parcel 3 and the minimization of the roadway
grade.
Enclosed is a copy of Richards Swiniuch list of concerns he would like the applicant to
address. In addition, please find a draft decision.
The proposed project did receive approval from the Conservation Commission.
3. Request for Extension of the Tripartite Agreement—Scenic Way Project
Tach'e Real Estate is requesting that the Tripartite Agreement be extended to June 22,
2001, in order to complete work associated with the Scenic Way Project.
•
•
• Salem Planning Board •
Minutes of Meeting
Thursday, June 7, 2001
A regular meeting of the Salem Planning Board was held on Thursday,
June 7, 2001 in the second floor conference room at One Salem Green
at 7:30 p.m.
Those present were: Chairman Walter Power, John Moustakis, Bill Cullen, David
Weiner, Bill Luster, Pamela Lombardini, Chuck Puleo and Gene Collins. Also
present were, Assistant City Planner Denise Sullivan, Senior Planner Don Cefalo,
and Eileen Sacco, Clerk. Carter Vinson was absent.
Form A— 73 North Street—Mr. Gabriel Rossi
Mr. Gabriel Rossi addressed the Board and requested approval of a Form A for
property located at 73 North Street. He explained that the Form A is to subdivide
parcel 7-1-C into two parcels. He noted that he is purchasing the newly
subdivided parcel (SR-1) to combine it with parcel A which is 73 North Street to
create one lot.
He also noted that the land has been declared surplus and he is purchasing it from
• the state. He explained that he has been working with Representative Ruane's •
office on this for about seven years. He explained his plans for the property as
well.
David Weiner asked if Mr. Rossi planned on putting a building on the lot. Mr.
Rossi stated that maybe in the distant future he would add to his building but he
has no plans for that now.
Walter Power suggested he should put up a higher fence since he is going to be
storing trucks etc. back there. Mr. Rossi stated that he wants to be a good
neighbor and is planning to start replacing the fence that the state put up.
Bill Luster noted that he was on the site years ago and it should be case study on
how to make the most of a small area and making a successful buisness.
Bill Luster moved to approve the Form A, second by John Moustakis and
approved unanimously.
Continuation of Public Hearing—Form C- Definitive Subdivision Plan—Amy
Newton Meimeteas—Cloverdale Avenue
Chuck Faia addressed the Board and noted that there were four issues raised by
Mr. Nerdon in the Building Department. He noted that regarding the issue of the
• slope of the road, and they looked at regrading it and cutting it down. He •
t
• explained that he lowered the high point of the slope of the driveway. He stated •
that they met with Mr. Swiniuch and reviewed the area and explained that they
revised the grading from 10% to 8.1%. Mr. Faia stated that they shortened the
vertical curve to 80%.
Mr. Faia stated that he talked with John Keenan about the easement and he told
them that it was an allowable thing to do and requested that he note it on the plan.
He also noted that Mr. Nerdon requested that they add a deed description as well.
Mr. Faia explained that with regards to the drainage on parcel three they are
proposing that they provide two catch basins and a double catch basin in another
location. He explained the locations on the plan and the drainage route.
Bill Luster noted that the letter from Mr. Nerdon says that he wants the drainage
from parcel three to be directed to the rear of parcel three, and that makes no
sense. Denise Sullivan stated that there was a concern about the parcel behind
parcel three should it ever be developed. She noted that if that parcel is ever sold
the owner will know about the drainage.
Walter Power asked Mr. Faia to outline the water shed that drains into parcel
three. Mr. Faia showed the route on the plan. Walter Power asked Mr. Faia to
show how the water will drain from the site. Mr. Faia showed the route of the
• drainage. •
Walter Power questioned the location of the sidewalk and noted that the Board
had requested that the sidewalk be extended to above the driveway. Bill Luster
agreed and noted that he didn't think that the sidewalks should go all the way but
should be extended to the driveway. Mr. Faia noted that there would be curbing
all the way around the cul-de-sac.
Walter Power asked how much water they anticipate for runoff. He suggested
that they install a perforated pipe into the sidewalk and run it to the riprap to catch
water as it runs across the lawn. Bill Luster noted that it was a small area to do
that in. He suggested that if they took the water off the roof it would lessen the
water in the lawn. Mr. Faia stated he would change the roof drains.
Walter Power asked what the status of the residents maintaining the low-pressure
sewer system in perpetuity. He noted that the applicant is left to his own direction
to use the appropriate equipment. Mr. Faia stated that it is usually a 1 %< inch
PVC pipe. Walter Power expressed concern that the pipe is too small and would
clog easily. Mr. Faia stated that there would be separate lines at each house.
David Weiner asked what they would do for backup power. Mr. Faia stated that
they would hold a hundred gallons in power was lost.
•
is
2
• Mr. Faia explained the placement of the rip rap wall and the planting of Juniper as •
requested by the Board has been added to the plan. He also noted that he included
a sketch of the proposed guard rail, showing metal posts and 2x10 pressure treated
wood.
John Moustakis suggested that the Board take a look at their plans for the rip rap
when they get to that stage and the Board will have a better idea of how that is
going to work. Denise Sullivan stated that they can make that a condition that
prior to the construction of the rip rap slope the planning board will be contacted
for a site visit. She also suggested that they could add to that, that following the
completion of the plantings the City Planner will have the opportunity to suggest
more plantings if necessary.
Walter Power reviewed the locations of the catch basins on the site. A discussion
was held regarding the crowning of the road and the drainage in relation to the
cul-de-sac. Walter Power suggested a French drain near the cul-de- sac. Mr. Faia
explained their plan. Walter Power suggested that there should be a notation on
the plan.
Chuck Puleo asked what the city maximum grade would be. Mr. Faia stated that
it is 10 feet.
Walter Power asked waht route the water and sewer lines would be brought in.
• Mr. Faia stated that they would be brought in from Glenn Avenue to Greenlawn •
Avenue.
Walter Power asked if there would be any blasting. Mr. Faia stated that there
would be blasting and explained the area that would have to be blasted. He noted
that they would follow all guidelines as per the fire department and Mass
regulations.
John Moustakis stated that in the past the Board has discussed having a copy of
the blasting regulations available to the abutters for their information. He asked
that Denise Sullivan make sure that all the abutter get a copy of them.
Walter Power opened the hearing up for public comment at this time.
Richard Swiniuch addressed the Board and reviewed his list of concerns that he
submitted to the Board at the last meeting. He questioned the time table of the
different phases of the project. He also noted that he requested that the entire
street be repaved to the city standard. Denise Sullivan will add that as a
condition. He requested that he is aware of all phases as he will be impacted on
three sides of his property. He requested a construction schedule and that
construction time should be 8-5 and should be adhered to. He stated that they
• have little children in the neighborhood. •
3
Walter Power noted that they cannot change the city standard, noting that is
. regulated by the city council. •
John Moustakis cautioned about holding the developer to a construction schedule
if he is at the mercy of the bank and force to construct in stages regarding
financing.
The Board discussed possible schedules for providing the least disruption to Mr.
Swiniuch. David Weiner stated that he felt that the Board was forcing the
developer into contract negotiations with his contractor and that could be a
problem. Bill Luster agreed noting that the standards in the subdivision
regulations spell out the criteria. He suggested that the schedule be given to the
Planning Board for everyone to see. He felt that this is way to much for a three
lot subdivision. Denise Sullivan cautioned against requesting a schedule that held
the developer to dates, noting it may be helpful to have schedule of how it is
going to go but it gets difficult if they hold him to dates when he has two years to
finish the project. Walter Power stated that since the public will be impacted the
Board should be able to condition that certain phases be completed to all for the
least disruption to the residents. Mr. Faia stated that he could not commit for the
contractor and explained how he would do the project if he were the contractor.
Walter Power asked the developer to keep this in mind and when he gets his
contractor to inquire about that.
• Mr. Swiniuch stated that he would cooperate with the developer as he feels he has •
a right to build there. He listed his concerns on behalf of the neighborhood. He
stated that he is concerned that in the event that something goes wrong that the
important things that impact the neighborhood are taken care of. He stressed that
the neighbors have to live there during this. Mr. Swiniuch got into a lively
discussion with the applicant about him not having a general contractor for the
project and insinuating that he didn't know how much this would cost him.
Mr. Swiniuch reviewed his requested list of conditions with the Board. He
requested that a temporary fence be installed behind his property.
Mr. Swiniuch requested that dust control measures be enforced. Denise Sullivan
stated that is a standard condition.
Mr. Swiniuch requested that the developer be required to have his house cleaning
interior and exterior.
Mr. Swiniuch requested that his driveway be paved to match the new grade of the
street. Gene Collins noted that they should taper it into the existing driveway but
not repave the whole driveway.
Mr. Swiniuch requested that the developer repair his well should any interruption
• from the blasting or construction cause any damage. Chuck Puleo asked the •
4
• developer if he would consider a provision where he would hook Mr. Swiniuch up •
to a temporary line with the city if any damage is done, or at least bring the main
up to his property line. Denise Sullivan noted that Mr. Swiniuch would have to
prove that he had damage to his well and provide that for the developer. Walter
Power stated that he felt that a provision should be made for them to provide
water should it be damaged by the developer.
Mr. Swiniuch requested that the developer be required to provide a performance
fund to ensure that the residents are taken care of as well as the city.
Bill Luster moved to close the public hearing seconded by Chuck Puleo.
The Planning Board reviewed the draft decision for the project.
Bill Luster moved to approve the draft decision as amended, seconded by John
Moustakis and approved unanimously.
There being no further business to come before the Planning Board at this
meeting a motion was made by Bill Luster to adjourn the meeting, seconded by
Gene Collins and approved unanimously.
The meeting was adjourned at 10:00 p.m.
• Respectfully submitted by: •
Eileen M. Sacco, Clerk
Salem Planning Board
PB060701
5
Citp of 9patem, Aagzarbuattz
Planning 39oarb
• ' �°`'
(One &alem green
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
June 21, 2001 at 7:30 PM, in the third floor conference room at 120 Washington Street.
Walter B. Power, III
Chairman
• Tentative Agenda:
1. Approval of Minutes Meeting Dates 1/4/01, 2/1/01, 3/1/01, 3/15/01, 4/19/01.
2. Continuation Form B —Lot 13 on Robinson Road.
3. Amendment Site Plan Decision—55-81 Highland Avenue North Shore Medical Center
Emergency Service Addition.
4. Public Hearing— Site Plan Review, Wetlands District Special Hearing and a Amendment
to an Existing PUD —Fafard Real Estate and Development Corporation, Corner of
Trader's Way and First Street.
5. Old/New Business
•
120 Washington Street
T&Aalem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740.0404
Cltp Of �bafem, ftla!oacbm9ettz
planning j8oarb
• ���rn,Hs� One Salem green
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: June 18, 2001
RE: Agenda—June 21, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
questions pertaining to the agenda items.
•
1. Continuation Form B—Mountain Realty Trust—Robinson Road
The Board will continue the review process for the proposed preliminary subdivision plan
for a possible two-lot subdivision on Robinson Road. The purpose of the plan is to
establish a zoning freeze for this property. This issue arose due to the applicant's
discussion pertaining to the development of an asphalt plant on the parcel. Asphalt plant
has been advertised and there was a public hearing, thus,this applicant will not freeze
that action, but any further action concerning the parcel.
2. Amendment—Site Plan Review Decision, 55—81 Highland Avenue—North Shore
Medical Center Emergency Services Addition.
The applicant is requesting that the Planning Board amend the Site Plan Review Decision
dated July 20, 2000 as to incorporate the addition of approximately 1,052 square feet of
additional space. This space will be utilized for emergency care of psychiatric patients.
The following change is show on the enclosed shown on the plan.
3. Public Hearing - Site Plan Review, Wetlands District Special Permit and
Amendment to an Existing PUD—Fafard Real Estate and Development
Corporation —Trader's Way and First Street.
The Planning Board will open a public hearing under Site Plan Review and Wetlands
• District Special Permit District Special Permit of the City of Salem Zoning Ordinance
and a amend the an existing PUD Decision at the request of Fafard Real Estate and
Development Corporation for the property situated at the corner of Trader's Way and
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext.311 Fax (978) 740-0404
PB Memorandum
June 18,2001 -2
First Street. The proposed project includes the construction of 56 residential units within
• a 14 four-plexes development and approximately 6,000 s.f. of proposed retail space as
part of the Phase 5 of the project known as the Ledgemere Country.
The applicant is also requesting that the original PUD district lines between the
residential and commercial be move rather than have the site split between the two
districts. The request is to move the commercial PUD line back to the site property line
closest to the shopping center, parallel to First Street.
The project also incorporates landscaping and the construction of four entrance/exit ways.
Two entrance/exit ways into the proposed residential area will be located on First Street;
resident of the Cloisters Condominium Complex are concerned about the entranceway
that is directly across from them (adjacent to the Pequot Apartments). The other two
entrances for the proposed commercial space will be located on Traders Way.
The original PUD was approve in the mid 80's. The applicant is proposing to expand to a
parcel that was not included in the original PUD. This particular parcel is zoned for
industrial and residential use is not permitted. The applicant will need approval from the
Zoning Board of Appeals.
The original environmental impact statement as part of Phase 1 submittal was prepared to
address 700+units. Phase 5 will bring the total to 576 units, which is less than want was
originally submitted. The applicant requested that the original environmental impact
• statement be use for the Phase 5 submittal.
There was no traffic study or elevations submitted with the application. The Board may
want to address both these issues.
This project does require approval form the Conservation Commission.
•
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Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
July 12; 2001 at 7:30 PM, in the third floor conference room at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
•
1. Approval of Minutes Meeting Dates 1/4/01, 2/1/01, 3/1/01, 3/15/01, 4/19/01
(7:30 PM - 8:00 PM)
2. Form A— 8710 and 12-14 Cherry Street (8:00 PM— 8:30 PM)
3. Public Hearing— Site Plan Review, Wetlands District Special Hearing and a Amendment
to an Existing PUD—Fafard Real Estate and Development Corporation, Corner of
Trader's Way and First Street. (9:00 PM— 10:00 PM)
4. Old/New Business (10:00 PM — 10:15 PM)
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MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: July 9, 2001
RE: Agenda—July 12, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
• questions pertaining to the agenda items.
1. Form A—8-10 & 12-14 Cherry Street
The Planning Board will review a Form A subdivision plan for property located on
Cherry Street. The plan proposes to subdivide Lot B (8-10 Cherry Street) and Lot C (12-
14 Cherry Street) to create Lot A, which will be located on Florence Street. Both Lots B
& C have frontage on Cherry Street and the newly created Lot A will have frontage on
Florence Street. The Applicant has received approval from the Zoning Board of Appeals
(attached is a copy of the Decision). This plan is appropriate for the Board's signature and
approval.
2. Public Hearing- Site Plan Review, Wetlands District Special Permit and
Amendment to an Existing PUD—Fafard Real Estate and Development
Corporation—Trader's Way and First Street.
The Planning Board will open a public hearing under Site Plan Review and Wetlands
District Special Permit District Special Permit of the City of Salem Zoning Ordinance
and a amend the an existing PUD Decision at the request of Fafard Real Estate and
Development Corporation for the property situated at the corner of Trader's Way and
First Street. The proposed project includes the construction of 56 residential units within
a 14 four-plexes development and approximately 6,000 s.f. of proposed retail space as
part of the Phase 5 of the project known as the Ledgemere Country.
The applicant is also requesting that the original PUD district lines between the
residential and commercial be move rather than have the site split between the two
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
PB Memorandum
July 9 2001 -2
• districts. The request is to move the commercial PUD line back to the site property line
closest to the shopping center, parallel to First Street.
The project also incorporates landscaping and the construction of four entrance/exit ways.
Two entrance/exit ways into the proposed residential area will be located on First Street;
resident of the Cloisters Condominium Complex are concerned about the entranceway
that is directly across from them (adjacent to the Pequot Apartments). The other two
entrances for the proposed commercial space will be located on Traders Way.
The original PUD was approve in the mid 80's. The applicant is proposing to expand to a
parcel that was not included in the original PUD. This particular parcel is zoned for
industrial and residential use is not permitted. The applicant will need approval from the
Zoning Board of Appeals.
The original environmental impact statement as part of Phase 1 submittal was prepared to
address 700+ units. Phase 5 will bring the total to 576 units, which is less than want was
originally submitted. The applicant requested that the original environmental impact
statement be use for the Phase 5 submittal.
There was no traffic study or elevations submitted with the application. The Board may
want to address both these issues.
• This project does require approval form the Conservation Commission.
3. Old/New Business—Fafard Site Visit, Swampscott Road Plantings.
On Thursday, June 28, 2001, at 9:30 am, a site visit was conducted at the riprap slope
along Swampscott Road to discuss the new planting plan, which was developed by Alison
Richardson, consultant for the Planning Board (plan enclosed). At the site visit was Don
Cefalo, Denise Sullivan, Harry Mack, Alison Richardson, John Moustakis, and Gene
Collins. The board members at the visit indicated that they liked the plan presented by
Alison and encourage Harry Mack to move forward with it. Harry said that he would
discuss this new plan with his landscape architect and would contact the Planning
Department with his decision.
•
Salem Planning Board •
• Minutes of Meeting
Thursday, July 12, 2001
A regular meeting of the Salem Planning Board was held on Thursday,
July 12, 2001 in the third floor conference room at 120 Washington Street, Salem
Massachusetts at 7:30 p.m.
Those present were: Chairman Walter Power, John Moustakis, Bill Cullen, David
Weiner, Pamela Lombardini, Chuck Puleo, Gene Collins and Carter Vinson. Also
present were, Assistant City Planner Denise Sullivan, Senior Planner Don Cefalo,
and Eileen Sacco, Clerk. Bill Luster was absent.
Approval of Minutes
The minutes of the Planning Board meetings held on January 4, 2001, February 1,
2001, March 1, 2001, March 15, 2001, and April 19, 2001 were presented for
approval. Bill Cullen moved approval, seconded by Gene Collins and approved
unanimously.
Form A- 8-10 and 12-14 Cherry Street
• Arty. George Atkins addressed the Board and presented a Form A for 8-10 and •
12-14 Cherry Street. He explained that the plan proposes to subdivide Lot B (8-
10 Cherry Street) and Lot C (12-14 Cherry Street) to create Lot A, which will be
located on Florence Street. He noted that both lots B and C have frontage on
Cherry Street and the newly created Lot A will have frontage on Florence Street.
Atty. Atkins explained that the purpose of the building is to house the applicants
construction business and they have received approval from the Zoning Board of
Appeals.
Walter Power asked if the neighbors are aware of the project. Atty. Atkins stated
that they have reviewed the plans with the neighbors and have included fencing
and extensive landscaping for the benefit of the neighbors privacy.
There being no further comments or questions regarding this matter, a motion was
made by Bill Cullen to approve the Form A for 8-10/24-14 Chert' Street,
seconded by Gene Collins and approved unanimously.
I
• Public Hearing—Site Plan Review—Wetlands District Special Permit and •
Amendment to an Existing PUD—Fafard Real Estate Development Corporation—
Traders Way and First Street.
Atty. Joseph Correnti addressed the Board and described the plans to the Board.
He explained that they are asking to amend the existing PUD Decision for the
property located at the corner of Traders Way and First Street. He noted that the
proposed project includes the construction of 56 residential units within 14 four
plexes development and 6,000 s.f. of proposed retail space as part of phase five of
the project in Ledgemere Country.
Atty. Correnti also explained that they are requesting that the original PUD
district lines between the residential and commercial be moved rather than have to
split the two districts, by moving the line back to the site property line closest to
the shopping center parallel to First Street.
Carter Vinson addressed Atty. Correnti and noted that the original plan was for
under 700 units and at present 500 plus the new ones have been approved. He
also noted that the units have gotten bigger over the years.
Arty. Correnti stated that the units have changed and that they had a permit to
build 700 units and chose not to. He noted that this phase will bring the total to
• 576 units. He also noted that they are not arguing that they are entitled to build
these. •
Harry Mack of Fafard Real Estate Development Corporation addressed the Board
and explained the plans to build the 56 units. He describe the features of the units
and noted the redesign within the units as opposed to the older models that they
have built. He noted that landscaping will be completed on phases 2, 3, and 4 and
the parking area will be completed as well. He also noted that the remaining units
in phase four are under agreement.
Don Seaburg, the engineer for the project addressed the Board and explained the
layout of the 2 driveways.
David Weiner asked if they would be providing parking for the commercial
property.
Walter Power stated that they need another access/egress road for the shopping
area and it should be included in this plan.
Carter Vinson agreed and stated that he would like to adequate security to insure
that the road will be built.
2
Arty. Correnti noted that the Fafard Corporation lost the shopping area in the
bankruptcy filing and they have no control over that. Walter Power noted that the
right of way easement is still there.
Atty. Correnti explained that they have no tenant for the commercial property as
of yet and they are showing 6,000 s.f building on the plan for conceptual
purposes only. He stated that they intend to come back to the Planning Board for
Site Plan Review for the commercial building when they have a tenant.
Ian Gough addressed the Board and explained possible uses for the commercial
property, suggesting that they expect to attract a service uses such as a dry cleaner
for the use.
Carter Vinson noted that any development of the site would require SPR should
be a condition. Atty. Correnti stated that they expect that they should have SPR.
Atty. Correnti stated that they intend to give an overview and a lot of details about
the site over the next couple of meetings.
Walter Power noted that the Planning Board has other issues with the developer
and would not go forward with anything new until those issues are settled. He
noted the slope on Swampscott Road. Denise Sullivan stated that security has
been held for the completion of the phase and an estimate is being prepared as
well as a list of unfinished items. •
John Moustakis addressed Atty. Correnti and stated that the Board is not happy
with the wall on Swampscott Road. Harry Mack stated that a landscape plan has
been approved and they have agreed to implement it.
Bill Cullen noted that some of the land on Swampscott Road is owned by the state
and questioned if we could landscape it. Harry Mack stated that it would be
mostly loam and seed on the state property and they have said they have no
problem with landscaping on their property.
Walter Power asked what the time table is for the completion of the landscaping.
Atty. Correnti explained that the dollar value if the work is being explored and
they are preparing a bond. In the meantime the city is holding the occupancy
permits.
Walter Power opened the hearing up for public comment at this time.
Walter Power noted that he has a letter from George Gibbons expressing his
concerns about the number of units proposed and fears they are being squeezed in.
3
• Atty. Correnti noted that the original filing for was 52 units and the new plan is
for 56 units. He explained that they redesigned the detention area making it more
compact. He noted that they met with the city engineer and it meets all
engineering requirements. He also noted that they would be filing with the
Conservation Commission.
Walter Power explained the intentions of the Planning Board with regards to this
development over the years. He noted that they have always intended for a
deceleration lane on Highland Avenue and to have better access around the
shopping area. He also noted that Home Depot agreed to provide a deceleration
lane if needed.
Mr. Margolis of First Street addressed the Board and stated that he feels the Board
is alleviating business concerns at the expense of the residents.
Carter Vinson addressed Mr. Margolis and stated that the Board has an obligation
to respond to the access issues of the shopping mall.
Barbara Sullivan of 9 Good Hope Lane addressed the Board and stated that she is
in favor of the residential development and sees it as a benefit for the neighbors.
She also noted that at certain times during the day it is impossible to get out of
First Street and that should be addressed.
• Salvatore Spinelli of 1 DePietro Avenue addressed the Board and expressed his
concerns about the wetlands.
Joan Gilman of 9 First Street addressed the Boards and expressed her concerns
about traffic. She noted that speeding is an issue in the neighborhood.
Ward Three Councillor Joan Lovely addressed the Board and stated that she has
spoken with a number of the residents and many people are happy about the
residential plans. She also noted that the City Council lays out the streets and the
Board should check with the City Solicitor. Councillor Lovely also expressed
concerns that when Market Basket is completed there will be 100% occupancy at
the shopping area and the traffic flow on Highland Avenue will be an issue. She
also noted that the state is close to signing off on the plans for the deceleration
lane and the adjustment of the timing of the traffic lights. She noted that the
impact of the traffic would be too much on First Street.
Councillor Lovely noted that the use of the area has changed and the road may not
be necessary.
Carter Vinson stated that the PUD required an access road and the city can accept
it but not decide whether it is built or not. He also noted that the city and the
Conservation Commission should be looking at the safety on First Street.
•
4
• Councillor Lovely noted that there are a lot of children on First Street and that
should be considered. She also stated that she has concerns about the
infrastructure of the water and sewer systems.
There being no further comments or questions regarding this matter, a motion was
made by Gene Collins to continue the public hearing to July 19, 2001, seconded
by Bill Cullen and approved unanimously.
Old/New Business
David Weiner reported that the School Building Committee will be presenting a
revised traffic circulation plan for the new Bowditch School.
Denise Sullivan reported that the Volvo dealer has been sent a letter and they are
waiting for a response.
There being no further business to come before the Planning Board at this
meeting a motion was made to adjourn the meeting by Bill Cullen, seconded by
John Moustakis and approved unanimously.
The meeting was adjourned at 10:00 p.m.
• Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PB071201
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2001 JUL I l A 10: 59
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
July 19, 2001 at 7:30 PM, in the third floor conference room.at 120 Washington Street.
Walter B. Power, III
Chairman
• Tentative Agenda:
Joint Public Hearing with City Council—Amendment to zoning pertaining the rezoning of
the area west of Highland Avenue that is R-1 to R-C. City Council Chambers.
(6:30 PM— 7:30 PM)
1. Approval of Minutes Meeting. (7:30 PM—7:45 PM)
2. Continuation Public Hearing— Site Plan Review, Wetlands District Special Hearing and a
Amendment to an Existing PUD—Fafard Real Estate and Development Corporation,
Comer of Trader's Way and First Street. (7:45 PM— 8:45 PM)
3. Public Hearing— Site Plan Review— Garvin Group, LLC, 17 Central Street.
(8:45 PM — 9:45 PM)
4. Old/New Business. (9:45 PM — 10:00 PM)
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MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: July 17, 2001
RE: Agenda—July 19, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
• questions pertaining to the agenda items.
Joint Public Hearing with City Council—Amendments to Zoning Pertaining the
Rezoning of the Area West of Highland Avenue that is R-1 to R-C
The Salem City Council and the Planning Board will hold a joint public hearing to review
and discuss the Salem Zoning Ordinance in regards to rezoning vacant land west of
Highland Avenue. The rezoning change will affect any vacant land that is zoned for RI
and change it to RC. The RC zoning has a larger acreage requirement and setbacks than
the Rl. If this rezoning is passed, it will turn a large percent of lots that were buildable
under RI to non-buildable. The Planning Department does not favor this zoning change.
1. Continuation Public Hearing- Site Plan Review, Wetlands District Special Permit
and Amendment to an Existing PUD—Fafard Real Estate and Development
Corporation—Trader's Way and First Street.
The Planning Board will continue the public hearing under Site Plan Review and
Wetlands District Special Permit District Special Permit of the City of Salem Zoning
Ordinance and a amend the an existing PUD Decision at the request of Fafard Real Estate
and Development Corporation for the property situated at the corner of Trader's Way and
First Street. The proposed project includes the construction of 56 residential units within
a 14 four-plexes development and approximately 6,000 s.f. of proposed retail space as
. part of the Phase 5 of the project known as the Ledgemere Country.
The applicant is also requesting that the original PUD district lines between the
residential and commercial be move rather than have the site split between the two
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
PB Memorandum
July 17,2001 -2
districts. The request is to move the commercial PUD line back to the site property line
closest to the shopping center, parallel to First Street.
The project also incorporates landscaping and the construction of four entrance/exit ways.
Two entrance/exit ways into the proposed residential area will be located on First Street;
resident of the Cloisters Condominium Complex are concerned about the entranceway
that is directly across from them (adjacent to the Pequot Apartments)..The other two
entrances for the proposed commercial space will be located on Traders Way.
The original PUD was approve in the mid 80's. The applicant is proposing to expand to a
parcel that was not included in the original PUD. This particular parcel is zoned for
industrial and residential use is not permitted. The applicant will need approval from the
Zoning Board of Appeals.
The original environmental impact statement as part of Phase 1 submittal was prepared to
address 700+ units. Phase 5 will bring the total to 576 units, which is less than want was
originally submitted. The applicant requested that the original environmental impact
statement be use for the Phase 5 submittal.
There was no traffic study or elevations submitted with the application. The Board may
want to address both these issues.
• This project does require approval form the Conservation Commission.
2. Public Hearing- Site Plan Review—Garvin Group, LLC, 17 Central Street.
The Planning Board will open a public hearing under site plan review for the property
located at 17 Central (old police station). The proposed project includes the demolition
of the wings of the existing building and the construction of an addition to the rear of the
building. The addition is approximately 20,598 square feet in size and six stories in
height. The site will house a new hotel, which will include approximately 54 rooms,
restaurant/lounge, pool, spa and conference space. Parking for the new hotel will utilize a
valet parking system and or encourages public parking facilities. The intent of the hotel is
to attract business clientele flying into the Boston area, which would use public, shuttle or
livery service to get them to the hotel.
This project does not require approval from the Conservation Commission.
4
• Salem Planning Board
Minutes of Meeting
Thursday, July 19, 2001
A regular meeting of the Salem Planning Board was held on Thursday,
July 19, 2001 in the third floor conference room at 120 Washington Street, Salem
Massachusetts at 8:30 p.m.
Those present were: Chairman Walter Power, John Moustakis, Bill Cullen, David
Weiner, Bill Luster, Pamela Lambordini, Chuck Puleo, Gene Collins and Carter
Vinson. Also present were, Assistant City Planner Denise Sullivan, Senior
Planner Don Cefalo, and Eileen Sacco, Clerk.
Due to the length of the joint public hearing with the Salem City Council the
meeting scheduled for 7:30 p.m. was called to order by Chairman Walter Power at
8:30 p.m.
Continuation of Public Hearing Site Plan Review, Wetlands District Special
Permit and Amendment to Existing PUD- Fafard Real Estate and Development
Corporation—Corner of Traders Way and First Street
Walter Power read a letter from Attorney Joseph Correnti, requesting a
• continuation of the Public Hearing to September 6, 2001. Bill Cullen moved and
Carter Vinson seconded a motion to continue the Public Hearing to September 6,
2001. The motion was approved unanimously.
Public Hearing—Site Plan Review—Garvin Group LLC- 17 Central Street—
Demolition and renovation of the former Police Station—for a proposed hotel
Atty. George Atkins addressed the Board and introduced Michael Garvin the
principal of the project, Dennis Gray the Architect, and Jim McDowell the
engineer for the project.
Atty. Atkins explained the location of the project and noted that the entrance
would be on Charter Street. He also noted that they are not required to provide
parking, but while meeting with the neighbors saw that they were concerned
about parking in the area and have proposed an underground parking garage. Mr.
Garvin addressed the Planning Board and reported that the lap pool that was in the
original plan is no longer in the plan with the addition of the underground parking
garage. He also noted that the owner of Red's Sandwich Shop has some concerns
about the effect of the construction on his property and they have been working
with Mr. Drivas on those issues.
Carter Vinson asked what the cost of the parking garage would add to the project.
• Mr. Garvin stated that it would be $20,000 - $30,000 per parking space.
P
• Walter Power congratulated the developer for the inclusion of the additional
parking, noting that he was going to suggest underground parking.
Atty.—Atkins-noted-that-Michael-Abend-from Abend-Associates-is-working-on-a
traffic report and they will have information on the number of cars that will be
generated from the hotel.
Carter Vinson noted that parking and guest access are a concern and noted that a
good number of businesses in Salem bring in travelers. He suggested that they
consider offering an airport shuttle.
Bill Cullen stated that the parking spaces in front of Red's Sandwich shop should
be protected. Arty. Atkins stated that the one hour metered spaces could be
addressed with signage. He noted that random parking could be a problem and
they will look at that.
Atty. Atkins noted that they will be submitting a lighting plan as well as a
landscaping plan before the next meeting.
John Moustakis questioned the time frame of the project and noted that the
construction going on at the Peabody Essex Museum has closed down Charter
Street on a number of occasions. Mr. Garvin explained that they are under a strict
• time frame from the SRA and noted that they hope to have the transfer of the
property by the spring of 2002 and construction completed by January 2003.
John Moustakis asked what kind of a staging area they are planning to use, noting
that parking in the area is a concern. Atty. Atkins stated that they are working on
how they would do that and would report back to the board on that.
Dennis Gray, the Architect for the project showed a sketch of the original police
station.
David Weiner asked what the size of the rooms would be. Mr. Garvin stated that
the smallest room would be 222 s.f.
Mr. Garvin explained the operation of the hotel. He noted that on the first floor
there would be a restaurant that would seat 60-80 people. Upstairs there are plans
for a conference room that would seat 100 people. Mr. Garvin noted that the
hotel would be independently owned and they expect 70%occupancy over 10
years.
Carter Vinson asked that the developer give the.board some information as to how
he plans to bring people into Salem.
• Walter Power opened the hearing up for public comment at this time.
• Dr. Chris Santini of 20 Central Street addressed the Board and stated that his main
concern is parking in the area. He noted that this is an interesting project that has
been in the works for 30 months and the underground parking concept is 10 days
old. He also stated that accessing the underground garage from Central Street is a
concern for him and that may need some fine tuning.
John Drivas, owner of Red's Sandwich Shop addressed the Board and stated he
has concerns that the construction could undermine his property. He noted that
the earth is fine grain sand and he had problems when he built the addition to his
building. He stated that he needs some protection and urged the Board to take
that into consideration.
Mr. Drivas also stated that he is concerned about the impact on Central Street. He
noted that the Peabody Essex Museum project shuts down Charter Street 3-4 days
a week and that impacts his business.
Carter Vinson addressed Mr. Drivas and stated that the applicant would have to
do some engineering homework on the proposal to assure the viability of the
project and the impact of the surrounding buildings.
Bill Cullen suggested that the applicant look into providing parking at the city
garages. Denise Sullivan addressed the Board and noted that the garages were
• built with funds that prohibit private control of the property with use of the
garage.
Bill Luster stated that he is concerned about the 42 space parking garage being
able to support a 54 room hotel. He noted that people have tried to build parking
in Salem underground in the past and they have not been successful
Arty. Atkins stated that he hoped that the Board and the neighbors would
appreciate the complexity of the project, and while they may not be able to
answer all of the questions this evening,they will address them at future
meetings. He also noted that they can rely on the traditional approach to the scale
of this project allows them control through the Planning Board and the Building
Inspector.
Bill Luster questioned whether there was a way that they can conceptualize so the
developer can meet the SRA deadline and still have a little of the process to look
at this.
Arty. Atkins reviewed the terms set forth by the SRA. Acting City Planner Joe
Walsh addressed the Board and explained the role of the SRA in this process. He
explained that they are the sellers of the building and have designated September
27, 2001 as the date for the developer to have his plans in place, however should
• city boards require more time for deliberation on the matter the SRA would
extend that period for the boards.
• John Drivas questioned who would be responsible for any damage caused by the
project if the SRA is a partner in the project. Atty. Arkins stated that the Garvin
Group would insure the project.
David Bilodeau of 20 Central Street addressed the Board and noted that the
proposed entrance to the parking garage is across from the entrance to 20 Central
Street. He also stated he has concerns about construction issues and the impact on
Charter Street.
Arty. Atkins stated that the location of the entrance was chosen carefully and
explained the easement that goes to the back of the Bernard's property.
Virgina Earl of the Essex Condo Association addressed the Board and stated that
they feel that the project is a positive one for the downtown. She stated that they
are concerned about the use of the Museum Place garage for parking explaining
that they buy their spaces and often times people do not go out in the busy seasons
because they can't get a space when the return.
Mr. Garvin made final remarks for the evening. He noted that the purchase and
sales agreement was signed in January 2001 and they have worked over the past
few months to improve the plans and take concerns of the neighbors into
. consideration. He noted that by ordinance they are not required to provide
parking, but as parking was a concern of the neighbors they have suggested
underground parking. He also noted that they are trying to address all of the
problems that are raised.
Walter Power stated that the proposed parking provides breathing space for the
new business. He also noted that the Board would review the project as fast as
possible. Mr. Power further stated that since the stability of the ground is a
concern they should investigate that further and the options that may be available
for that.
There being no further questions or comments regarding this project this evening
a motion was made by John Moustakis, seconded by Gene Collins to continue the
public hearing to September 6, 2001. The motion was approved unanimously.
There being no further business to come before the Planning Board at this
meeting a motion was made by Bill Cullen to adjourn the meeting, seconded by
Bill Luster and approved unanimously. The meeting was adjourned at 10:00 p.m.
Respectfully submitted by:
• Eileen M. Sacco, Clerk
Salem Planning Board PB071901
Citp of 9ialem, '41aaarbU5ett!6
• fr Manning 38oarb
®ne .ialeta green
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
September 6, 2001 at 7:30 PM, in the third floor conference room at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
• 1. Amendment to Site Plan Review -North Shore Medical Center Cardiac Center,
81 Highland Avenue.
2. Amendment to Site Plan Review—Peabody Essex Museum, Essex Street.
3. Request to Consider Material Change—26-28 Upham Street.
4. Continuation Public Hearing— Site Plan Review—Garvin Group, LLC, 17 Central Street.
5. Continuation Public Hearing— Site Plan Review, Wetlands District Special Hearing and a
Amendment to an Existing PUD—Fafard Real Estate and Development Corporation,
Corner of Trader's Way and First Street.
6: Old/New Business.
•
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext.311 Fax (978) 740.0404
Citp of &alem, 01azzarbagett!5
• Planning 33narb
(One talent green
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: September 4, 2001
RE: Agenda— September 6, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
• questions pertaining to the agenda items.
1. Amendment to Site Plan Review Decision—North Shore Medical Center Cardiac
Center-81 Highland Avenue.
The Planning Board will discuss the amendment to the North Shore Medical Cardiac
Center Site Plan Review Decision, approved on March 15, 2001. The amendment calls
for the construction of approximately 3,660 square feet in order to provide space for the
cardiac center equipment needs. The North Shore Medical Center has been selected as
one of only three community hospitals in the Commonwealth to receive a state license to
perform open-heart surgery. The medical center is requesting this additional space
because when they were selected they were asked to increase the size of each room within
the addition to meet the needs of the Cardiac Center. The additional space will not be
visible form Highland Avenue nor does it create any additional operating rooms.
2. Amendment to Site Plan Review Decision —Peabody Essex Museum —New Liberty
and Essex Streets.
The Planning Board will discuss the amendment to the Peabody Essex Museum Site Plan
Review Decision, approved on October 19, 2001. The amendment will be for the change
in the daily construction start time from 8:00 AM to 7:30 AM, Monday thru Saturday.
The Museum petitioned the City Council to amend the city ordinance for their project and
the Council approved this amendment. As a formality, the Planning Board needs to
• amend its Site Plan Decision to reflex this new change.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext.311 Fax (978) 740-0404
PB Memorandum
September 4,2001 -2
• 3. Request to Consider material Change—26-28 Upham Street.
The applicant (David Dunton) is requesting under the provisions of Chapter 40A, Section
16 to have the Planning Board consider the question of reapplication to the Zoning Board
of Appeals (ZBA) for a Variance from the density and area table to allow a three family
structure on a lot which contains 4,566 square feet rather than 22,500 square feet. The
ZBA originally denied the applicant on July 19, 2000 (included in your package is the
ZBA Decision). Under Section 16 of Chapter 40A, the applicant has cannot reapply to the
ZBA for variance approval for a minimum of two years, unless the Planning Board has
determined that there is a material change in the application since the time of the
unfavorable actions of the ZBA. If the Planning Board unanimously votes that there has
been significant change to the property, this will enable the applicant to reapply to the
ZBA.
The applicant feels that there has been a material change to the property since the time of
the denial. Since that time, the property at 28 Upham Street has become a two-family
condominium. There has also been changes to the rear of the property, which includes a
parking area, installation of a fence and creation of a yard.
4. Continuation Public Hearing- Site Plan Review—Garvin Group, LLC, 17 Central
Street.
The Planning Board will continue the public hearing under site plan review for the
• property located at 17 Central (old police station). The proposed project includes the
demolition of the wings of the existing building and the construction of an addition to the
rear of the building. The addition is approximately 20,598 square feet in size and six
stories in height. The site will house a new hotel, which will include approximately 54
rooms, restaurant/lounge, pool, spa and conference space. Parking for the new hotel will
utilize a valet parking system and or encourages public parking facilities. The intent of
the hotel is to attract business clientele flying into the Boston area, which would use
public, shuttle or livery service to get them to the hotel.
At the July 19, 2001, meeting, the applicant proposed to eliminate the pool and spa area
that was to be located in the basement and replace it with under ground parking and
dumpster area. The parking entrance would be from Central Street between the proposed
hotel and Red's Restaurant.
The owner of Red's addressed the Board to convey his concerns of the stability of the soil
and how it could cause structural damage to this restaurant but also for the proposed
hotel. The Board recommended that the applicant have the soil testing to determine if an
underground parking facility is feasible.
This project does not require approval from the Conservation Commission.
•
PB Memorandum
September 4,2001 -3
• 5. Continuation Public Hearing - Site Plan Review, Wetlands District Special Permit
and Amendment to an Existing PUD —Fafard Real Estate and Development
Corporation —Trader's Way and First Street.
The Planning Board will continue the public hearing under Site Plan Review and
Wetlands District Special Permit District Special Permit of the City of Salem Zoning
Ordinance and a amend the an existing PUD Decision at the request of Fafard Real Estate
and Development Corporation for the property situated at the comer of Trader's Way and
First Street. The proposed project includes the construction of 56 residential units within
14 four-plexes and approximately 6,000 s.f. of proposed retail space as part of Phase 5 of
the project known as the Ledgemere Country.
Because the parcel is located partially in the commercial PUD and the partially within no
PUD, the applicant is also requesting that the original PUD district lines between the
residential PUD and commercial PUD be moved to include the entire parcel proposed for
Phase V in the Residential PUD. The request is to move the commercial PUD line back to
the site property line closest to the shopping center, parallel to First Street and to extend
the residential PUD line from across First Street to the rear of the property.
The plan shows the construction of four ingresses/egresses to the site. An entrance and
an exit to the site are proposed to be located on First Street; the other two are proposed to
be located on Traders Way. The First Street egresses will access the residential portion of
• the site; the Traders Way egresses will access the commercial portion of the site. In
addition, the egress on First Street is shown as a roadway, which will connect First Street
with Highland Avenue via the access road, located adjacent to the Market Basket
Shopping Center. This roadway was shown on previously approved site plans and was
discussed during the approval of the commercial PUD in the 1980's. At the Board's last
meeting, many neighbors expressed their concerns with the roadway, particularly
concerned about the area becoming a cut through. This issue was discussed heavily at the
meeting, with the Board explaining the history of the roadway and its need to alleviate
traffic on both Highland Avenue and First Street. This issue was not resolved at the
meeting and needs to be addressed in the Board's upcoming meeting.
The original environmental impact statement for the residential PUD submittal addressed
the construction of a minimum of 700 units for all phases of the project. At the time, a
Phase V for this project was not envisioned, although with the addition of Phase V, the
total number of units for the Fafard development will only be576 units, which is less than
what was originally anticipated. Although, because the project was approved almost
twenty years ago and traffic has changed in the area, the Board should still review the
number of units and its effects on traffic and infrastructure in the area. The applicant
requested that the original environmental impact statement be use for the Phase 5
submittal.
There was no traffic study or elevations submitted with the application. The Board should
• request that both of these items be submitted for their review.
The Board heard this project at their July 12, 2001 meeting, where the following issues
were discussed:
PB Memorandum
September 4,2001 -4
• The detention pond located at the corner of First Street and Traders way looks to be
quite steep on the plan. The Board expressed concern as to what that basin would
look like and would it hold water.
• The Board requested that a condition be included which required the developer to
place a security with the city to ensure completion of the roadway, which connects
Highland Avenue. The Board requested that the applicant prepare a cost estimate for
the roadway to be utilized when determining an amount for the security.
• The Board questioned who would maintain and own the roadway as shown on the
plan. Would it be an easement? The Planning Department is currently contacting
John Keenan to address this question.
• The Board questioned whether there was a way to condition the project to ensure that
the commercial portion of the PUD would be constructed as opposed to being left
vacant once the residential portion is complete.
• The Board discussed that there was no traffic study included with the submittal. The
Board discussed its concerns with the intersection of First Street and Swampscott
Road and the speeding occurring on First Street.
• • The Board discussed its concerns with the location of the curb cuts on Traders Way
for the commercial use and their proximity to the intersection of Traders Way and
First Street.
• The Board discussed providing a condition that the structure proposed for the
commercial portion of the site be required to apply for site plan review, no matter
what square footage the building is.
• The landscaping plan, which was submitted, does not include any information
pertaining to the types of trees proposed. The Board should request that the applicant
provide this information to the Board.
Finally, since the Board's last meeting, the applicant's engineer met with the City's
Engineering Department. The City's Engineering Department has concerns about the
adequacy of the city's water and sewer to handle the additional demand of this project.
The applicant's engineer was asked to provide the city with information, which either
proved that the additional demand would not have a detrimental effect on the city's
system or the improvements necessary to alleviate any detrimental effect. As of today,
this information has not been provided. The Board may wish to inquire as to the status of
this issue.
• This project is scheduled to be presented at the next Conservation Commission Meeting
on September 13, 2001.
Aonday.September 17.2001 11:22 PM To:Don Cefelo From:Bleen Sacco.978-7457976
Page:1 of 3
•
Salem Planning Board
Minutes of Meeting
Thursday, September 6, 2001
A regular meeting of the Salem Planning Board was held on Thursday,
September 6, 2001 in the third floor conference room at 120 Washington Street,
Salem Massachusetts at 7:30 p.m.
Those present were: Chairman Walter Power, David Weiner, Bill Luster, Pamela
Lambordini, Chuck Puleo, and Gene Collins Also present were, Assistant City
Planner Denise Sullivan, Senior Planner Don Cefalo, and Eileen Sacco, Clerk-
Amendment
lerkAmendment to Site Plan Review—North Shore Medical Center, 81 Highland
Avenue
Don Garrity of Salem Hospital addressed the Board and explained his request to
amend the site plan that was approved by the Board on March 15, 2001. He
explained that the amendment calls for the construction of approximately 3,660
s.f. in order to provide space for the cardiac center equipment needs. He
explained that they have been doing research on other facilities while planning
theirs and found that the extra space would be beneficial in providing services to
patients. The extra space would allow for full bathrooms in each ICU suite.
• Mr. Garrity stated that there would be no visible changes to the appearance of the
addition noting that it is in the rear of the campus at the back of the Davenport
building, and the addition is located two stories above the loading dock.
Bill Luster stated that he thought the change was minimal and the Board should
approve the plan.
There being no further questions or comments regarding this matter a motion was
made by Gene Collins to approve the amendment to the Site Plan Review for
CD Forth Shore Medical Center, seconded by Bill Luster and approved (6-0).
(_]
67 LJ
1-12, Amendment to Site Plan Review Decision—Peabody Essen Museum New
- 1)iberty and Essex Sheets
L2zF►ise Sullivan addressed the Board and explained that the amendment is for the
ch4nge in the daily construction start time from 8:00 a.m. to 7:30 a.m. Monday
—' thr?tigh Saturday. She explained that the museum officials petitioned the City
Council to amend the city ordinance for their project and the Council approved
this amendment. She noted that as a formality, the Planning Board needs to
amend the site plan decision to reflect this change.
Walter Power stated that he was unhappy that representatives of the Museum
were not present this evening because he was hoping to address the Roger's
1
Olmday.September 17,2001 11:22 PM To:Don Cetelo From:Been Sacco,978-7457976 Page:2 o13
• building noting that he is disturbed that the Museum is asking more from the
Board and they have still done nothing about the request of the Board to make use
of the windows in the Rogers building_
Joan Lovely addressed the Board and explained that the Building Inspector has
control over granting an earlier start time for a project but not for Sundays. She
noted that Sunday work must be approved by the City Council.
Bill Luster moved and David Weiner seconded a motion to amend the
construction start time to 7:30 a.m. Monday— Saturday for the Peabody Essex
Museum.
Request to Consider Material Change— 26-28 Upham Street
The applicant was not present at the meeting. Bill Luster moved to continue the
matter to the next meeting of the Board on September 20, 2001, seconded by
Gene Collins and approved (6-0).
Continuation of Public Hearing—Site Plan Review—Garvin Group LCC 17
Central Street
Atty. George Atkins addressed the Board and requested that the Board continue
the public hearing to September 20, 200 1. He explained that they are revising the
• plan so that they can present a project that can be financed. He explained that a
hotel survey has shown that there is a downturn in tourism and the number of
rooms etc. He stressed that this is not a case of not being able to get financing.
Walter Power asked Atty. Atkins to consider future expansion of the hotel in their
revision. Atty. Atkins stated that they are not planning any further expansion on
the hotel in the future.
There being no further discussion regarding the matter a motion was made by
Chuck Puleo to continue the public hearing to September 20, 2001, seconded by
Gene Collins and approved (5-0-1) with Bill Luster recusing himself due to a
potential conflict of interest.
a motion was made by Chuck Puleo to continue the public hearing to September
20, 2001, seconded by Gene Collins and approved (5-0-1)with Bill Luster
recusing himself due to a potential conflict of interest.
•
2
Monday.September 17,2001 11:22 PM To:Don Cefelo From:Eileen Sacco,979-7451976 Page:3 of 3
Continuation of Public Hearin—Wetlands District Special Permit and an
Amendment to an existing PUD—Fafard Real Estate and Development Corp.
comer of Traders Wav and First Street
Walter Power addressed Atty. Joseph Correnti and explained that there were only
6 Board members present and there were not enough of them eligible to vote on
the matter this evening. He suggested that they continue the matter to September
20, 2001. Atty. Correnti conferred with his client and they agreed to continue the
matter.
Bill Luster moved and Gene Collins seconded a motion to continue the Public
Hearing to September 20, 2001. The motion was approved (6-0)
Old /New Business
Gene Collins asked for an update on the status of the public hearing for the
rezoning issue on Dell Street that was continued by the City Council at the fust
hearing. Councillor Joan Lovely addressed the Board and stated that they need to
schedule another meeting and they would contact the Board with a date.
David Weiner informed the Board that at the nest meeting they would be
reviewing the changes to the traffic flow at the new Bowditch School.
• There being no further business to come before the Planning Board at this
meeting, a motion was made by Bill Luster to adjourn the meeting, seconded by
Chuck Puleo and approved unanimously.
The meeting was adjourned at 9:00 p.m.
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PB090601
3
Citp of *alem, Alaggatbuotto
r Planning 38oarb
(One baCem green
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
September 20, 2001 at 7:30 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
1. Approval of Minutes—Dates of 7/19/01 & 9/6/01.
(7:30 PM— 7:45 PM)
2. Public Hearing - Wireless Communications Facility Special Permit— Spectrasite
Communications, Inc. - 488 Highland Avenue.
• (7:45 PM— 8:00 PM)
3. Public Hearing— Site Plan Review, Wetlands District Special Hearing and an
Amendment to an Existing PUD —John C. Jeffers, 160 Boston Street.
(8:OOPM—8:15 PM)
4. Form B - Lots 1,2,3,4 & 5 Parlee Street.
(8:15 PM— 8:30 PM)
5. Continuation Public Hearing—Site Plan Review—Garvin Group, LLC, 17 Central Street.
(8:30 PM—9:00 PM)
6. Continuation Public Hearing— Site Plan Review, Wetlands District Special Hearing and a
Amendment to an Existing PUD—Fafard Real Estate and Development Corporation,
Corner of Trader's Way and First Street.
(9:00 PM—9:30 PM)
7. Amendment to Site Plan Review—Bowditch School.
(9:30 PM— 9:45 PM)
8. Request to Consider Material Change—26-28 Upham Street.
. (9:45 PM— 10:00 PM)
9. Old/New Business.
(10:00 PM— 10:15 PM)
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext.311 Fax (978) 740-0404
Citp of 1ialem, Aamgarbuatto
• Planning 39uarb
One &alem green
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: September 17, 2001
RE: Agenda— September 20, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
• questions pertaining to the agenda items.
1. Public Hearing—Wireless Communications Facility Special Permit— Spectrasite
Communications, Inc., 488 Highland Avenue.
The Planning Board will open a Public Hearing pertaining to the installation of two
additional antenna arrays on the existing lattice tower at 488 Highland Avenue (Camp
Lion), Salem, MA. In addition, a proposed wireless communication facility will be
located within the small leased parcels adjacent to the tower structure. Fencing will be
used to screen the communication facility.
2. Public Hearing- Site Plan Review, Wetlands District Special Permit and
Amendment to an Existing PUD—John C. Jeffers, 160 Boston Street.
The Planning Board will open a public hearing under Site Plan Review and Wetlands
District Special Permit District Special Permit of the City of Salem Zoning Ordinance
and a Amend the an existing PUD Decision issued on March 23, 1995, at the request of
John C. Jeffers for the property located at 160 Boston Street(this is part of the Stop &
Shop PUD). The amendment request is for a modification of the existing 2 unit
residential use at 160 Boston Street to a five (5) unit dwelling and construction of
additional parking spaces in connection with the residential use.
3. Form B— 1,2,3, 4 & 5 Parlee Street.
The Planning Board will review a Preliminary Subdivision Plan at the request of Paul
• DiBiase for Lots 1,2,3,4 & 5 on Parlee Street. The proposed project involves the
development of 5 previously subdivided lots with single-family house and associated
utilities. In addition, Parlee Street will be extended approximately 250 feet (which is an
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext.311 Fax (978) 740-0404
PB Memorandum
September 17,2001 -2
• existing right-of-way) and will end in a hammerhead. The project will also incorporate a
detention pond and sewer lift station, which will be designed to accommodate the 8 lots
anticipated with the roadway extension.
4. Continuation Public Hearing- Site Plan Review— Garvin Group,LLC, 17 Central
Street.
The Planning Board will continue the public hearing under site plan review for the
property located at 17 Central (old police station). The proposed project includes the
demolition of the wings of the existing building and the construction of an addition to the
rear of the building. The addition is approximately 20,598 square feet in size and six
stories in height. The site will house a new hotel, which will include approximately 54
rooms, restaurant/lounge,pool, spa and conference space. Parking for the new hotel will
utilize a valet parking system and or encourages public parking facilities. The intent of
the hotel is to attract business clientele flying into the Boston area, which would use
public, shuttle or livery service to get them to the hotel.
At the Julyl9, 2001, meeting, the applicant proposed to eliminate the pool and spa area
that was to be located in the basement and replace it with under ground parking and
dumpster area. The parking entrance would be from Central Street between the proposed
hotel and Red's Restaurant.
The owner of Red's addressed the Board to convey his concerns of the stability of the soil
• and how it could cause structural damage to this restaurant but also for the proposed
hotel. The Board recommended that the applicant have the soil testing to determine if an
underground parking facility is feasible.
This project does not require approval.from the Conservation Commission.
5. Continuation Public Hearing- Site Plan Review,Wetlands District Special Permit
and Amendment to an Existing PUD—Fafard Real Estate and Development
Corporation—Trader's Way and First Street.
The Planning Board will continue the public hearing under Site Plan Review and
Wetlands District Special Permit District Special Permit of the City of Salem Zoning
Ordinance and a amend the an existing PUD Decision at the request of Fafard Real Estate
and Development Corporation for the property situated at the comer of Trader's Way and
First Street. The proposed project includes the construction of 56 residential units within
14 four-plexes and approximately 6,000 s.f. of proposed retail space as part of Phase 5 of
the project known as the Ledgemere Country.
Because the parcel is located partially in the commercial PUD and the partially within no
PUD, the applicant is also requesting that the original PUD district lines between the
residential PUD and commercial PUD be moved to include the entire parcel proposed for
Phase V in the Residential PUD. The request is to move the commercial PUD line back to
• the site property line closest to the shopping center, parallel to First Street and to extend
the residential PUD line from across First Street to the rear of the property.
PB Memorandum
September 17,2001 -3
• The plan shows the construction of four ingresses/egresses to the site. An entrance and
an exit to the site are proposed to be located on First Street; the other two are proposed to
be located on Traders Way. The First Street egresses will access the residential portion of
the site; the Traders Way egresses will access the commercial portion of the site. In
addition, the egress on First Street is shown as a roadway, which will connect First Street
with Highland Avenue via the access road, located adjacent to the Market Basket
Shopping Center. This roadway was shown on previously approved site plans and was
discussed during the approval of the commercial PUD in the 1980's. At the Board's last
meeting, many neighbors expressed their concerns with the roadway, particularly
concerned about the area becoming a cut through. This issue was discussed heavily at the
meeting, with the Board explaining the history of the roadway and its need to alleviate
traffic on both Highland Avenue and First Street. This issue was not resolved at the
meeting and needs to be addressed in the Board's upcoming meeting.
The original environmental impact statement for the residential PUD submittal addressed
the construction of a minimum of 700 units for all phases of the project. At the time, a
Phase V for this project was not envisioned, although with the addition of Phase V, the
total number of units for the Fafard development will only be576 units, which is less than
what was originally anticipated. Although, because the project was approved almost
twenty years ago and traffic has changed in the area, the Board should still review the
number of units and its effects on traffic and infrastructure in the area. The applicant
requested that the original environmental impact statement be use for the Phase 5
• submittal.
There was no traffic study or elevations submitted with the application. The Board should
request that both of these items be submitted for their review.
The Board heard this project at their July 12, 2001 meeting, where the following issues
were discussed:
• The detention pond located at the corner of First Street and Traders way looks to be
quite steep on the plan. The Board expressed concern as to what that basin would
look like and would it hold water.
• The Board requested that a condition be included which required the developer to
place a security with the city to ensure completion of the roadway, which connects
Highland Avenue. The Board requested that the applicant prepare a cost estimate for
the roadway to be utilized when determining an amount for the security.
• The Board questioned who would maintain and own the roadway as shown on the
plan. Would it be an easement? The Planning Department is currently contacting
John Keenan to address this question.
• • The Board questioned whether there was a way to condition the project to ensure that
the commercial portion of the PUD would be constructed as opposed to being left
vacant once the residential portion is complete.
PB Memorandum
September 17,2001 -4
• • The Board discussed that there was no traffic study included with the submittal. The
Board discussed its concerns with the intersection of First Street and Swampscott
Road and the speeding occurring on First Street.
• The Board discussed its concerns with the location of the curb cuts on Traders Way
for the commercial use and their proximity to the intersection of Traders Way and
First Street.
• The Board discussed providing a condition that the structure proposed for the
commercial portion of the site be required to apply for site plan review, no matter
what square footage the building is.
• The landscaping plan, which was submitted, does not include any information
pertaining to the types of trees proposed. The Board should request that the applicant
provide this information to the Board.
Finally, since the Board's last meeting, the applicant's engineer met with the City's
Engineering Department. The City's Engineering Department has concerns about the
adequacy of the city's water and sewer to handle the additional demand of this project.
The applicant's engineer was asked to provide the city with information, which either
proved that the additional demand would not have a detrimental effect on the city's
• system or the improvements necessary to alleviate any detrimental effect. As of today,
this information has not been provided. The Board may wish to inquire as to the status of
this issue.
This project is scheduled to be presented at the next Conservation Commission Meeting
on September 13, 2001.
6. Amendment to Site Plan Review Decision —Bowditch School—77 Willson Street.
The Planning Board will discuss an amendment to the Bowditch School Site Plan Review
Decision, approved on February 3, 2000. The amendment, as discussed at the September
6, 2001 meeting, calls for the reconfiguration of traffic and pedestrian movement entering
and exiting the school grounds. A plan will be present by the Planning Department at the
September 20's meeting.
7. Request to Consider Material Change—26-28 Upham Street.
The applicant (David Dunton) is requesting under the provisions of Chapter 40A, Section
16 to have the Planning Board consider the question of reapplication to the Zoning Board
of Appeals (ZBA) for a Variance from the density and area table to allow a three family
structure on a lot which contains 4,566 square feet rather than 22,500 square feet. The
ZBA originally denied the applicant on July 19, 2000 (included in your package is the
ZBA Decision). Under Section 16 of Chapter 40A, the applicant has cannot reapply to the
ZBA for variance approval for a minimum of two years, unless the Planning Board has
• determined that there is a material change in the application since the time of the
unfavorable actions of the ZBA. If the Planning Board unanimously votes that there has
been significant change to the property, this will enable the applicant to reapply to the
ZBA.
PB Memorandum
September 17,2001 5
The applicant feels that there has been a material change to the property since the time of
the denial. Since that time, the property at 28 Upham Street has become a two-family
condominium. There has also been changes to the rear of the property, which includes a
parking area, installation of a fence and creation of a yard.
•
•
Citp of Salem, Alagzarbuoettz
r Planning Ailoarb
(One balem &reen
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
October 4, 2001 at 7:30 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
1. Approval of Minutes—Dates of 7/19/01 & 9/6/01.
(7:30 PM— 7:45 PM)
2. Form A—36 Forest Street
(8:00 PM— 8:15 PM)
• 3. Form B - Lots 1,2,3,4 & 5 Parlee Street.
(8:15 PM— 8:30 PM)
4. Public Hearing- Site Plan Review—2 & 12 Goodhue Street
(8:30 PM— 9:00 PM)
5. Continuation Public Hearing— Site Plan Review—Garvin Group, LLC, 17 Central Street.
(9:00 PM—9:30 PM)
6. Continuation Public Hearing— Site Plan Review, Wetlands District Special Hearing and a
Amendment to an Existing PUD —Fafard Real Estate and Development Corporation,
Corner of Trader's Way and First Street.
(9:30 PM— 10:00 PM)
7. Old/New Business.
(10:00 PM — 10:15 PM)
•
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext.311 Fax (978) 740-0404
QCitp of 9palem, 41aggatbuattg
• r 131anning 33oarb
(One 6alent Oreen
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: October 1, 2001
RE: Agenda—October 4, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
. questions pertaining to the agenda items.
1. Form A—36 Forest Street.
The applicant(Z & M Realty Trust) is filing a Form A to combine four separate lots to
create one large lot with an area of approximately 27,113 square feet.
2. Form B— 1,2,3, 4 & 5 Parlee Street.
Paul DiBiase would like to address the Planning Board in regards to comments suggested
at the September 20`" meeting for the review of a Preliminary Subdivision Plan for Lots
1,2,3,4 & 5 on Parlee Street. The proposed project involves the development of 5
previously subdivided lots with single-family house and associated utilities. In addition,
Parlee Street will be extended approximately 250 feet (which is an existing right-of-way)
and will end in a hammerhead. The project will also incorporate a detention pond and
sewer lift station, which will be designed to accommodate the 8 lots anticipated with the
roadway extension.
At the September 201h meeting, the Board expressed concerns about the hammerhead, the
easements to construct the hammerhead and drainage / sewerage,issues.
Note: Mr. Dibiase has made no changes to the proposed plan.
•
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext.311 Fax (978) 740-0404
PB Memorandum
October 1,2001 -2
• 3. Public Hearing—Site Plan Review—Public Storage, Inc., c/o Ronan, Segal &
Harrington, 2 & 12 Goodhue Street.
The Planning Board will open a public hearing under site plan review for the property
located at 2 & 12 Goodhue Street(comer of Goodhue & Bridge Street). The proposed
project includes the construction of a public storage facility. The plans show a three-story
building with a footprint of approximately 30,195 square feet. The building will house
approximately 662 tenant spaces. Access in and out of the site will be from Goodhue and
there will be 10 parking spaces located in front of the office area. Loading and unloading
will be done in the rear of the building.
The Board may want to address the elevations and color scheme of the building.
The applicant will need to go to the Conservation Commission for approval.
4. Continuation Public Hearing- Site Plan Review —Garvin Group,LLC, 17 Central
Street.
The Planning Board will continue the public hearing under site plan review for the
property located at 17 Central (old police station). The proposed project includes the
demolition of the wings of the existing building and the construction of an addition to the
rear of the building. The addition is approximately 20,598 square feet in size and six
stories in height. The site will house a new hotel, which will include approximately 54
• rooms, restaurant/lounge, pool, spa and conference space. Parking for the new hotel will
utilize a valet parking system and or encourages public parking facilities. The intent of
the hotel is to attract business clientele flying into the Boston area, which would use
public, shuttle or livery service to get them to the hotel.
At the July19, 2001, meeting, the applicant proposed to eliminate.the pool and spa area
that was to be located in the basement and replace it with under ground parking and
dumpster area. The parking entrance would be from Central Street between the proposed
hotel and Red's Restaurant.
At the September 20, 2001, meeting, the applicant proposed to reduce the hotel to 42
rooms with one addition in the rear, compared to the original submission of 54 with the
two additions. The Board was concerned the reduction in the rooms which may give an
impression of a motel atmosphere. However, the applicant assured the Board that the
hotel would be an up scale estabilishment. The underground parking was eliminated and
now there is a proposal to create 11 parking spaces with an associated garden entrance
located in the back of the existing building. A valet service would be use for off site
parking; arrangements to provide parking in an other location are still being negotiated.
The proposed restaurant has also been eliminated, however, there will be a kitchen,
located in the basement to provide service to hotel guests. The spa and pool has also been
removed.
• The applicant is also in negotiation to secure financing and should have an answer by this
up coming meeting.
PB Memorandum
October 1,2001 -3
• The owner of Red's is still concerned about the stability of the soil and how it could
cause structural damage to this restaurant but also for the proposed hotel. The Board
recommended that the applicant have the soil testing to determine if an underground
parking facility is feasible.
This project does not require approval from the Conservation Commission.
5. Continuation Public Hearing- Site Plan Review,Wetlands District Special Permit
and Amendment to an Existing PUD—Fafard Real Estate and Development
Corporation—Trader's Way and First Street.
The Planning Board will continue the public hearing under Site Plan Review and
Wetlands District Special Permit District Special Permit of the City of Salem Zoning
Ordinance and a amend the an existing PUD Decision at the request of Fafard Real Estate
and Development Corporation for the property situated at the comer of Trader's Way and
First Street. The proposed project includes the construction of 56 residential units within
14 four-plexes and approximately 6,000 s.f. of proposed retail space as part of Phase 5 of
the project known as the Ledgemere Country.
Because the parcel is located partially in the commercial PUD and the partially within no
PUD, the applicant is also requesting that the original PUD district lines between the
residential PUD and commercial PUD be moved to include the entire parcel proposed for
Phase V in the Residential PUD. The request is to move the commercial PUD line back to
• the site property line closest to the shopping center, parallel to First Street and to extend
the residential PUD line from across First Street to the rear of the property.
The plan shows the construction of four ingresses/egresses to the site. An entrance and
an exit to the site are proposed to be located on First Street; the other two are proposed to
be located on Traders Way. The First Street egresses will access the residential portion of
the site; the Traders Way egresses will access the commercial portion of the site. In
addition,the egress on First Street is shown as a roadway, which will connect First Street
with Highland Avenue via the access road, located adjacent to the Market Basket
Shopping Center. This roadway was shown on previously approved site plans and was
discussed during the approval of the commercial PUD in the 1980's. At the Board's last
meeting, many neighbors expressed their concerns with the roadway, particularly
concerned about the area becoming a cut through. This issue was discussed heavily at the
meeting, with the Board explaining the history of the roadway and its need to alleviate
traffic on both Highland Avenue and First Street. This issue was not resolved at the
meeting and needs to be addressed in the Board's upcoming meeting.
The original environmental impact statement for the residential PUD submittal addressed
the construction of a minimum of 700 units for all phases of the project. At the time, a
Phase V for this project was not envisioned, although with the addition of Phase V, the
total number of units for the Fafard development will only be576 units, which is less than
• what was originally anticipated. Although, because the project was approved almost
twenty years ago and traffic has changed in the area, the Board should still review the
number of units and its effects on traffic and infrastructure in the area. The applicant
PB Memorandum
October 1,2001 -4
• requested that the original environmental impact statement be use for the Phase 5
submittal.
There was no traffic study or elevations submitted with the application. The Board should
request that both of these items be submitted for their review.
The Board heard this project at their July 12 and October 20, 2001 meetings, where the
following issues were discussed:
• The detention pond located at the comer of First Street and Traders way looks to be
quite steep on the plan. The Board expressed concern as to what that basin would
look like and would it hold water.
• The Board requested that a condition be included which required the developer to
place a security with the city to ensure completion of the roadway, which connects
Highland Avenue. The Board requested that the applicant prepare a cost estimate for
the roadway to be utilized when determining an amount for the security.
• The Board questioned who would maintain and own the roadway as shown on the
plan. Would it be an easement? The Planning Department is currently contacting
John Keenan to address this question.
• • The Board questioned whether there was a way to condition the project to ensure that
the commercial portion of the PUD would be constructed as opposed to being left
vacant once the residential portion is complete.
• The Board discussed that there was no traffic study included with the submittal. The
Board discussed its concerns with the intersection of First Street and Swampscott
Road and the speeding occurring on First Street.
• The Board discussed its concerns with the location of the curb cuts on Traders Way
for the commercial use and their proximity to the intersection of Traders Way and
First Street.
• The Board discussed providing a condition that the structure proposed for the
commercial portion of the site be required to apply for site plan review, no matter
what square footage the building is.
• The landscaping plan, which was submitted, does not include any information
pertaining to the types of trees proposed. The Board should request that the applicant
provide this information to the Board.
Finally, since the Board's last meeting, the applicant's engineer met with the City's
• Engineering Department. The City's Engineering Department has concerns about the
adequacy of the city's water and sewer to handle the additional demand of this project.
The applicant's engineer was asked to provide the city with information,which either
PB Memorandum
October 1,2001 -5
•• proved that the additional demand would not have a detrimental effect on the city's
system or the improvements necessary to alleviate any detrimental effect. As of today,
this information has not been provided. The Board may wish to inquire as to the status of
this issue.
This project was presented at the Conservation Commission Meeting on September 13,
2001 and.a site visit was conducted on September 22, 2001.
•
• Salem Planning Board
Minutes of Meeting
Thursday, October 4, 2001
A regular meeting of the Salem Planning Board was held on Thursday,
October 4, 2001 in the third floor conference room at 120 Washington Street,
Salem Massachusetts at 7:30 p.m.
Those present were: Chairman Walter Power, David Weiner, Bill Cullen, John
Moustakis, Chuck Puleo, Bill Luster and Gene Collins Also present were,
Assistant City Planner Denise Sullivan, Senior Planner Don Cefalo, and Eileen
Sacco, Clerk.
Pam Lombardini and Carter Vinson were absent.
Approval of Minutes
The minutes of the Planning Board meetings held on July 19, 2001 and September
6, 2001 were presented for approval. Walter Power suggested that the matter be
tabled to the next meeting.
Form A—36 Forest Street—Z & M Realty Trust
• Joe Small of Hancock Survey addressed the Board and explained the Form A
application for 36 Forest Street which combines four separate lots to create 1 lot
in a B4 zone. Denise Sullivan noted that they have sufficient frontage and
setbacks for the lot and recommended approval of the plan.
Bill Cullen moved to approve the Form A for 36 Forest Street, seconded by Gene
Collins and approved unanimously.
Form B —Lots 1, 2, 3, 4, and 5 Parlee Street
Atty. Tom Beatrice addressed the Board and explained that they had revised the
plan with a minor modification at the request of the Planning Board during the
September 20, 2001 meeting. He noted that a locus map was added as well. Atty.
Beatrice emphasized that the property along Parlee Street is part of a legal
subdivision that already exists.
Atty. Beatrice noted that the hammerhead turnaround has less of an environmental
impact. He noted that the developer has issues with a cul-de-sac as he would lose
two lots for a cul-de-sac. He also offered that if they did a cul-de-sac such as the
one on Malone Drive they would lose one lot. He also noted that a single unit
pump truck could negotiate the hammerhead turn.
•
1
• Walter Power noted that there are several other owners of property along the
roadway as a matter of fairness it is an issue with them and losing two lots would
be a benefit to the neighborhood.
Chuck Puleo stated that he would like to see a sketch. Jim Comeau showed a
conceptual sketch of the proposed design.
John Moustakis noted that as a rule the Planning Board does not like detention
ponds and they are proposing a large one.
Walter Power stated that if the hammerhead was ever used it was with the
intention that the road would be extended in the future.
Arty. Beatrice stated that he would like the Board to consider special
circumstances. Walter Power noted that the Board can't help it is going to get a
free ride because of a development.
Walter Power asked what the expected drainage out of the detention pond and
what the area of standing water would be. He also suggested that they be more
inventive.
John Moustakis stated that he would like to see a cul-de-sac in the area of the
• proposed detention pond.
Bill Cullen suggested that they go back and have a dialog with the neighbors and
get their input. Atty. Beatrice stated that they are trying to get sense of what the
Planning Board wants.
David Weiner responded noting that at the last meeting the hammerhead
turnaround was unacceptable to the Board.
Walter Power suggested that they move the hammerhead 45° and use that lot or
extend it to the detention area.
John Moustakis stated that he would rather see the detention pond moved.
Arty. Beatrice addressed the Board and stated that his client has every intention of
doing what is good for the neighborhood.
Walter Power opened the meeting up for public comment at this time.
Ward Four Councillor Leonard O'Leary addressed the Board and stated that this
application should not be heard by the Planning Board because there is a pending
zoning change before the City Council.
•
2
• Bill Luster stated that the intent of a Form B is to give the developer some
direction and to outline the issues that they would like to see addressed and also to
get input from the neighbors. He suggested that they should have better and more
open dialog with the neighbors, be more inventive regarding the detention pond.
He also noted that the hammerhead is not acceptable and the Board has stated so.
He also noted that it is not the practice of the board to create smaller lots.
Walter Power thanked the applicant for attending and suggested that they take a
look at their plans and update the Board at a future meeting.
Public Hearing—Site Plan Review—2 & 12 Goodhue Street—Public Storage Inc
Atty. George Atkins addressed the Board and in his preliminary remarks he gave
an overview of the project. He explained that the proposed project includes the
construction of a public storage facility and the plans show a three story building
with a footprint of 30,195 s.f. The building will house 662 tenant spaces and
access in and out of the site will be from Goodhue Street. He also noted that there
would be 10 parking spaces located in front of the office area, and loading and
unloading will be done in the rear of the building.
Atty. Atkins stated that they have met with the Boston Street Neighborhood
Association and the Federal Street Neighborhood Association and have
• incorporated changes to their plans in response to their concerns. Ad Hoc
committees of both associations met with the Planning Department.
Atty. Atkins stated that Public Storage is a business that wants to locate in our
community, noting that this is a 6.5 million dollar project that will generate
$200,000 a year in taxes. He also noted that his client made a good faith effort to
reach out to the community.
Jeff Fitzgerald, the engineer for the project addressed the Board and explained the
traffic study. He noted that the peak hours for usage would be Saturday afternoon
and estimated 20-25 cars would use the site. He explained the entry and security
of the site and located the 10 parking spaces on the plan.
Mr. Fitzgerald explained the storm drainage calculations and noted that the
existing drainage goes to the North River. He noted that they would have two
vortechnich devices on the site. He also reported that they increased the
landscaping on the plan after a discussion with Denise Sullivan of the Planning
Department.
Bill Luster asked if there was any possibility that they could find another site in
the city for this project. He noted the city has tried to create a public walkway
and development along the water front. He also noted that the area is a business
• park development and is as close to 128 as you can get in this city and he is not
3
• sure that we could put this at this comer with enough conditions to make it
feasible. He stated that he would like to see a use that would improve the area.
Atty. Atkins stated that this is an allowed use for the area and it will impact the
community very little. He also noted that they listen to reasonable remarks from
the neighborhood.
David Weiner asked if the city has a master plan for this area. Walter Power
explained that the master plan was done in 1996 but it would not be site specific if
you took a look at it.
Andrew Graves made a power point computer presentation on what the site would
look like at the completion of the building.
Walter Power opened the hearing up to public comment at this time.
Councillor At Large Kevin Harvey addressed the Board and stated that he is
pleased that the company wants to come to Salem, however, this is an entrance
corridor and he would prefer to see this kind of project on Technology Way. He
explained that we should be looking for the best quality projects for the entrance
corridors.
• John Donahue of 90 Summer Street addressed the Board and stated that this is not
the right location for the project. He also noted that Stop & Shop pays $200,000 a
year in taxes and he didn't think this project would generate that amount in taxes.
He stated that he felt that the city would be settling for second best by approving
this project.
Ward Two Councillor Regina Flynn addressed the Board and stated that the
developer did meet with the neighbors and incorporated some of their suggestions
into the plans relating to their concerns. She noted that there is a big change in
the configuration of the building in that the loading dock is now located on the
north side of the building. Councillor Flynn agreed that there are better sites in the
city for this type of business, and noted that this is not the best use for this comer.
Councillor Flynn also noted that she has a problem with the orange and purple
color schemes that traditionally are the colors of their buildings.
Betsy Bums of 22 Beckford Street addressed the Board and read a letter from the
Federal Street Neighborhood Association urging the Planning Board to insist on
the highest and best design standards for the project.
Tim Jenkins addressed the Board and read a three page letter from Historic Salem
Inc.
• Iam McLean addressed the Board and noted that the number of self storage
facilities in Salem shows little evidence of a master plan.
4
• Jim Treadwell of Felt Street addressed the Board and asked if the project would
require a MEPA review. Atty. Atkins stated that the project does not meet any of
the requirements of MEPA.
Tim Doggett of 9 Lynn Street addressed the Board and stated that the Planning
Board are the stewards of the fabric and he hoped that we would not end up with a
patch work quilt.
Ward Four Councillor Leonard O'Leary addressed the Board and stated that they
had three or four meetings at the AOH with the developer. He stated that he does
not disapprove of the project but does not want to see the traffic come out on
Bridge Street.
Barbara Cleary of 104 Federal Street addressed the Board and expressed her
concern about the mass of the building at the street level.
Ward Three Councillor Joan Lovely addressed the Board and stated that she is
disappointed that a self storage facility will be on the site.
Jim Fleming of 27 Buffum Street addressed the Board and stated that he (mows
the area and this is not a use that should be on this site.
• There being no further questions or comments this evening a motion was made by
Bill Luster to continue the public hearing to October 18, 2001, seconded by Bill
Cullen and approved unanimously.
Continuation of Public Hearing—Site Plan Review—Garvin Group, LLC 17
Central Street
Don Cefalo informed the Board that the applicant has requested that the public
hearing be continued to October 18, 2001.
Bill Cullen moved to continue the public hearing for the Garvin Group to October
18, 2001, seconded by Chuck Puleo and approved unanimously.
Continuation of Public Hearing— Site Plan Review—Wetlands District Special
Permit and an amendment to an existing PUD—Fafard Real Estate and
Development Corporation—Corner of Traders Way and First Street
Don Cefalo informed the Board that the applicant has requested that the public
hearing be continued to October 18, 2001.
Bill Cullen moved to continue the public hearing for the Fafard Real Estate
• Development Corporation to October 18, 2001, seconded by John Moustakis and
approved unanimously.
5
• There being no further business to come before the Planning Board at this
meeting a motion was made by Bill Cullen to adjourn the meeting, seconded by
Gene Collins and approved unanimously.
The meeting was adjourned at 10:00 p.m.
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PB 100401
•
6
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5 29
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
October 18, 2001 at 7:30 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
Continuation Joint Public Hearing with City Council—Amendment to zoning pertaining
the rezoning of the area west of Highland Avenue that is R-1 to R-C. City Council Chambers.
(7:00 PM—7:30 PM)
• 1. Approval of Minutes—Dates of 7/19/01 & 9/6/01.
2. Form A- 390— 394 Highland Avenue
3. Public Hearing— Site Plan Review— 101 Washington Street/228 Essex Street
4. Continuation Public Hearing- Site Plan Review—2 & 12 Goodhue Street
5. Continuation Public Hearing— Site Plan Review, Wetlands District Special Hearing and a
Amendment to an Existing PUD — Fafard Real Estate and Development Corporation,
Corner of Trader's Way and First Street.
6. Old/New Business.
This notice r...,.,
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One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext.311 Fax (978) 740-0404
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MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: October 15, 2001
RE: Agenda— October 18, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
• questions pertaining to the agenda items.
Continuation Joint Public Hearing with City Council—Amendments to Zoning
Pertaining the Rezoning of the Area West of Highland Avenue that is R-1 to R-C
The Salem City Council and the Planning Board will hold continuation of a joint public
hearing to review and discuss the Salem Zoning Ordinance in regards to rezoning vacant land
west of Highland Avenue. The rezoning change will affect any vacant land that is zoned for
RI and change it to RC. The RC zoning has a larger acreage requirement and setbacks than
the RI. If this rezoning is passed, it will turn a large percent of lots that were buildable under
RI to non-buildable.
The Planning Department does not favor this zoning change.
1. Form A—390—394 Highland Avenue.
The applicant(Highland Realty Co., LCC) is filing a Form A to reconfigure lot lines to
create two (2) conforming buildable lots. The reconfiguration will also allow both lots to
have adequate frontage to the public way. This is part of the Amanti self-storage facility
in which the Planning Board approved the Site Plan Review.
•
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext.311 Fax (978) 740-0404
PB Memorandum
October 11,2001 -2
• 2. Public Hearing—Site Plan Review—Salem Renewal, LCC, 101 Washington Street/
228 Essex Street.
The Planning Board will open a public hearing under site plan review for the property
located at 101 Washington/228 Essex Street(Town House Square). The proposed
project involves the renovation of the existing four story commercial building, which has
a footprint of approximately 4,500 square feet. The ground level will remain commercial
and the remaining floors will be converted into two and three bedroom condominiums.
There will be no changes made to the exterior elevation of the building.
Parking will be off site and will most like utilizes the neighboring public parking
facilities.
This project does not require Conservation Commission approval.
3. Continuation Public Hearing—Site Plan Review—Public Storage, Inc., c/o Ronan,
Segal & Harrington,2 & 12 Goodhue Street.
The Planning Board will continue the public hearing under site plan review for the
property located at 2 & 12 Goodhue Street(comer of Goodhue &Bridge Street). The
proposed project includes the construction of a public storage facility. The plans show a
three-story building with a footprint of approximately 30,195 square feet. The building
will house approximately 662 tenant spaces. Access in and out of the site will be from
• Goodhue and there will be 10 parking spaces located in front of the office area. Loading
and unloading will be done in the rear of the building.
At the October 4, 2001, meeting, there was a big concern by both the neighborhood
groups and members of the City Council to have the applicant find another location for
the storage facility. Although, this location is zoned for this type of use, the opposition
was to get the storage facility out of the Entrance Corridor and into an Industrial zoned
area. Other issues focused around the elevations of the building. Board members and the
neighborhood groups were not too happy with the color selection or style of the building.
In addition, there was also a suggestion that the parapet, which stops at the backside of
the building, be continued all the way around the top. There were also concerns about the
north river park area and how this business does not work well with the possible future
use of this park area.
The applicant will need to go to the Conservation Commission for approval.
4. Continuation Public Hearing- Site Plan Review, Wetlands District Special Permit
and Amendment to an Existing PUD —Fafard Real Estate and Development
Corporation—Trader's Way and First Street.
The Planning Board will continue the public hearing under Site Plan Review and
• Wetlands District Special Permit District Special Permit of the City of Salem Zoning
Ordinance and a amend the an existing PUD Decision at the request of Fafard Real Estate
and Development Corporation for the property situated at the comer of Trader's Way and
First Street. The proposed project includes the construction of 56 residential units within
PB Memorandum
October 11,2001 -3
14 four-plexes and approximately 6,000 s.f. of proposed retail space as part of Phase 5 of
• the project known as the Ledgemere Country.
Because the parcel is located partially in the commercial PUD and the partially within no
PUD, the applicant is also requesting that the original PUD district lines between the
residential PUD and commercial PUD be moved to include the entire parcel proposed for
Phase V in the Residential PUD. The request is to move the commercial PUD line back to
the site property line closest to the shopping center, parallel to First Street and to extend
the residential PUD line from across First Street to the rear of the property.
The plan shows the construction of four ingresses/egresses to the site. An entrance and
an exit to the site are proposed to be located on First Street; the other two are proposed to
be located on Traders Way. The First Street egresses will access the residential portion of
the site; the Traders Way egresses will access the commercial portion of the site. In
addition, the egress on First Street is shown as a roadway, which will connect First Street
with Highland Avenue via the access road, located adjacent to the Market Basket
Shopping Center. This roadway was shown on previously approved site plans and was
discussed during the approval of the commercial PUD in the 1980's. At the Board's last
meeting, many neighbors expressed their concerns with the roadway, particularly
concerned about the area becoming a cut through. This issue was discussed heavily at the
meeting, with the Board explaining the history of the roadway and its need to alleviate
traffic on both Highland Avenue and First Street. This issue was not resolved at the
• meeting and needs to be addressed in the Board's upcoming meeting.
The original environmental impact statement for the residential PUD submittal addressed
the construction of a minimum of 700 units for all phases of the project. At the time, a
Phase V for this project was not envisioned, although with the addition of Phase V, the
total number of units for the Fafard development will only be 576 units, which is less
than what was originally anticipated. Although, because the project was approved almost
twenty years ago and traffic has changed in the area, the Board should still review the
number of units and its effects on traffic and infrastructure in the area. The applicant
requested that the original environmental impact statement be use for the Phase 5
submittal.
There was no traffic study or elevations submitted with the application. The Board should
request that both of these items be submitted for their review.
The Board heard this project at their July 12 and October 20, 2001 meetings,where the
following issues were discussed:
• The detention pond located at the comer of First Street and Traders way looks to be
quite steep on the plan. The Board expressed concern as to what that basin would
look like and would it hold water.
• • The Board requested that a condition be included which required the developer to
place a security with the city to ensure completion of the roadway, which connects
Highland Avenue. The Board requested that the applicant prepare a cost estimate for
PB Memorandum
October 11,2001 -4
the roadway to be utilized when determining an amount for the security.
• • The Board questioned who would maintain and own the roadway as shown on the
plan. Would it be an easement? The Planning Department is currently contacting
John Keenan to address this question.
• The Board questioned whether there was a way to condition the project to ensure that
the commercial portion of the PUD would be constructed as opposed to being left
vacant once the residential portion is complete.
• The Board discussed that there was no traffic study included with the submittal. The
Board discussed its concerns with the intersection of First Street and Swampscott
Road and the speeding occurring on First Street.
• The Board discussed its concerns with the location of the curb cuts on Traders Way
for the commercial use and their proximity to the intersection of Traders Way and
First Street.
• The Board discussed providing a condition that the structure proposed for the
commercial portion of the site be required to apply for site plan review,no matter
what square footage the building is.
• • The landscaping plan, which was submitted, does not include any information
pertaining to the types of trees proposed. The Board should request that the applicant
provide this information to the Board.
Finally, since the Board's last meeting, the applicant's engineer met with the City's
Engineering Department. The City's Engineering Department has concerns about the
adequacy of the city's water and sewer to handle the additional demand of this project.
The applicant's engineer was asked to provide the city with information, which either
proved that the additional demand would not have a detrimental effect on the city's
system or the improvements necessary to alleviate any detrimental effect. As of today,
this information has not been provided. The Board may wish to inquire as to the status of
this issue.
This project was presented at the Conservation Commission Meeting on September 13,
2001 and a site visit was conducted on September 22, 2001.
•
Salem Planning Board
Minutes of Meeting
Thursday, October 18, 2001
A regular meeting of the Salem Planning Board was held on Thursday,
October 18, 2001 in the third floor conference room at 120 Washington Street,
Salem Massachusetts at 8:00 p.m. (Due to the length of the Joint Public Hearing
with the Salem City Council the meeting started later than the posted time of 7:30
P.M-)
Those present were: Chairman Walter Power, David Weiner, Bill Cullen, Pamela
Lombardini, John Moustakis, Chuck Puleo, and Gene Collins Also present were,
Assistant City Planner Denise Sullivan, Senior Planner Don Cefalo, and Eileen
Sacco, Clerk.
Form A—390-394 Highland Avenue— Salem, Massachusetts
The Planning Board considered the application of Highland Realty Company for a
Form A to configure lot lines to create two (2) conforming buildable lots. The
reconfiguration will allow both lots to have adequate frontage to the public way.
It was noted that this is part of the Amanti self storage facility in which the
Planning Board approved the Site Plan Review.
Bill Cullen moved approval of the Form A for 390-394 Highland Avenue,
seconded by Gene Collins and approved unanimously.
Public Hearing Site Plan Review— Salem Renewal LLC— 101 Washington Street/
228 Essex Street
Mr. Pabich addressed the Board and explained their plans to renovate the existing
four story commercial building, which has a footprint of approximately 4,500 s.f.
The ground level of the building will remain commercial and the remaining floors
will be converted into two and three bedroom condominiums. Mr. Pabich
explained that there would be no changes to the exterior elevation of the building.
The Board reviewed the floor plan of each floor of the building and made
recommendations regarding the location of closets with regards to the stairway.
Walter Power asked what their anticipated completion time is for the project. Mr.
Pabich stated that they hope to have it completed next summer.
Bill Cullen asked if they planned any work for the first floor of the building. Mr.
Pabich stated that they have no plans at this time and noted that that they are
considering Phase II plans for the project which would bring the building back to
its original facade.
1
David Weiner asked if they would be having any signage on the building. Mr.
• Pabich stated that they have no plans for signage at this time.
Walter Power asked if they had any plans for sidewalk improvements or exterior
lighting. Mr. Pabich stated that they had no plans for that.
Walter Power asked what plans they have for trash storage. Mr. Pabich explained
that there is an alley out back for barrel storage.
John Moustakis asked how the units would be heated. Mr. Pabich stated that each
unit will have their own individual gas units.
Walter Power asked if there was anyone present who wished to speak on the
project. There was no response.
Gene Collins moved to continue the Public Hearing to November 1, 2001,
seconded by Bill Cullen and approved unanimously.
John Moustakis suggested that the Board should have a site visit after the next
meeting when the final plans are reviewed.
Continuation of Public Hearing—Site Plan Review, Wetlands District Special
Permit and Amendment to an existing PUD—Fafard Real Estate and
• Development Corporation—Traders Way and First Street
Attorney Joseph Correnti addressed the Board and introduced John Dick from
Hancock Survey to explain the project.
Mr. Dick explained that the project is has wetlands in the middle of the site and
they have filed an Notice of Intent with the Conservation Commission. He noted
that they are meeting with them again next week.
Mr. Dick explained that they are proposing 2,000 s.f. of wetland replication of
low up land and high wetland shrubs that provide habitat for wildlife.
Walter Power asked if the plans include oil and gas separators. Mr. Dick stated
that they have many of them in various locations on the site.
Walter Power asked about the location for the commercial space and what kind of
building they plan for that area. Atty. Correnti explained that at the present time
they do not have a tenant for the commercial space. He noted that they included
the commercial mark up on the plan to show a prototype and they would be
building to specification for the tenant and would come back to the Board for Site
Plan Review.
•
2
• Walter Power opened the hearing up for public comment at this time.
Ward Three Councillor Joan Lovely addressed the Board and questioned whether
they would ever get a commercial tenant since they have been unable to do so for
the commercial portion of the PUD. She noted that it was her understanding that
they would be specifying the building and then finding a tenant.
Bill Cullen noted that the Planning Board cannot make the applicant build a
building. Councillor Lovely stated that this portion of the PUD was all
commercial when the PUD was approved and urged the Board to deny the project
since she did not feel that the developers were holding up their end of the bargain.
Walter Power noted that the city has some issues with water and sewer
requirements for the project. Atty. Correnti explained that they met with the city
engineer and the sewer is no longer an issue. He explained that the sewerage was
presumes to go out to Swampscott Road to a pumping station and they now plan
to send it down First Street and there will be no pumping station. He also
explained that the water issue is whether their would be enough pressure to
withstand the increase. He noted that there is no concrete answer on that and they
will continue working with the city on that.
David Weiner asked if the original traffic study that was done for the PUD
• included First Street. Atty. Correnti stated that the entire site was contemplated in
that traffic study.
There being no further questions or comments regarding this project at this time,
Bill Cullen moved to continue the public hearing to November 1, 2001, seconded
by Gene Collins and approved unanimously.
Old/New Business
Release of Funds for Scenic Way
Denise Sullivan presented a request for the release of funds in the amount of
$22,700 and noted that the project is 80%complete. She explained the
outstanding items on the project and noted that would be covered by the
remaining $20,000.
Gene Collins moved to approve the release of$20,000 for the Scenic Way
project, seconded by Bill Cullen and approved unanimously.
•
3
Discussion on Changing the Meeting Time for the Planning Board
• John Moustakis suggested that the Planning Board change the starting time of
their meeting from 7:30 p.m. to 7:00 p.m. Bill Cullen agreed and suggested that
the earlier start time should not mean that the meetings go later into the evening.
Motion made by John Moustakis to start the Planning Board meetings at 7:00
p.m., seconded by Bill Cullen and approved unanimously.
There being no further business to come before the Planning Board at this
meeting a motion was made by Bill Cullen to adjourn the meeting, seconded by
Gene Collins and approved unanimously.
The meeting was adjourned at 9:30 p.m.
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PB101801
•
•
4
Citp of 6alem, ACaaarbuattfs
• r 3pCanning jSoarb
rA
(One Salem green
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
November 1, 2001 at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda.
1. Approval of Minutes—Dates of 7/19/01 & 9/6/01.
(7:00 PM— 7:15 PM)
2. Continuation Public Hearing— Site Plan Review— Salem Renewal, LLC -
101 Washington Street/228 Essex Street
(7:15 PM— 7:45 PM)
• 3. Continuation Public Hearing— Site Plan Review, Wetlands, Flood & Hazard District
Special Permit and a Amendment to an Existing PUD— Fafard Real Estate and
Development Corporation, Corner of Trader's Way and First Street.
(7:45 PM— 8:15 PM)
4. Old/New Business.
(8:15 PM— 8:30 PM)
•
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
Citp of &afem, A ammrbugette;
• Planning 33oarb
One 6alent Oreen
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: October 29, 2001
RE: Agenda—November 1, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
• questions pertaining to the agenda items.
****REMINDER— NEW MEETING START TIME — 7:00 PM ****
1. Continuation Public Hearing—Site Plan Review—Salem Renewal, LCC, 101
Washington Street/228 Essex Street.
The Planning Board will continue a public hearing under site plan review for the property
located at 101 Washington/228 Essex Street (Town House Square). The proposed
project involves the renovation of the existing four story commercial building, which has
a footprint of approximately 4,500 square feet. The ground level will remain commercial
and the remaining floors will be converted into two and three bedroom condominiums.
There will be no changes made to the exterior elevation of the building.
Parking will be off site and will most like utilizes the neighboring public parking
facilities.
At the Octoberl8th meeting, requested that the installation of the elevator be approved by
a structural engineer. In addition, the Board recommended that the I"floor door in the
lobby be moved to accommodate the three office spaces and that a new set of plans be
• submitted to reflex the changes.
This project does not require Conservation Commission approval.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
PB Memorandum
October 29,2001 -2
• 2. Continuation Public Hearing- Site Plan Review, Wetlands District Special Permit
and Amendment to an Existing PUD—Fafard Real Estate and Development
Corporation—Trader's Way and First Street.
The Planning Board will continue the public hearing under Site Plan Review and
Wetlands District Special Permit District Special Permit of the City of Salem Zoning
Ordinance and a amend the an existing PUD Decision at the request of Fafard Real Estate
and Development Corporation for the property situated at the corner of Trader's Way and
First Street. The proposed project includes the construction of 56 residential units within
14 four-plexes and approximately 6,000 s.f. of proposed retail space as part of Phase 5 of
the project known as the Ledgemere Country.
Because the parcel is located partially in the commercial PUD and the partially within no
PUD, the applicant is also requesting that the original PUD district lines between the
residential PUD and commercial PUD be moved to include the entire parcel proposed for
Phase V in the Residential PUD. The request is to move the commercial PUD line back to
the site property line closest to the shopping center, parallel to First Street and to extend
the residential PUD line from across First Street to the rear of the property.
The plan shows the construction of four ingresses/egresses to the site. An entrance and
an exit to the site are proposed to be located on First Street; the other two are proposed to
• be located on Traders Way. The First Street egresses will access the residential portion of
the site; the Traders Way egresses will access the commercial portion of the site. In
addition, the egress on First Street is shown as a roadway, which will connect First Street
with Highland Avenue via the access road, located adjacent to the Market Basket
Shopping Center. This roadway was shown on previously approved site plans and was
discussed during the approval of the commercial PUD in the 1980's. At the Board's last
meeting, many neighbors expressed their concems with the roadway, particularly
concerned about the area becoming a cut through. This issue was discussed heavily at the
meeting, with the Board explaining the history of the roadway and its need to alleviate
traffic on both Highland Avenue and First Street. This issue was not resolved at the
meeting and needs to be addressed in the Board's upcoming meeting.
The original environmental impact statement for the residential PUD submittal addressed
the construction of a minimum of 700 units for all phases of the project. At the time, a
Phase V for this project was not envisioned, although with the addition of Phase V, the
total number of units for the Fafard development will only be 576 units, which is less
than what was originally anticipated. Although, because the project was approved almost
twenty years ago and traffic has changed in the area, the Board should still review the
number of units and its effects on traffic and infrastructure in the area. The applicant
requested that the original environmental impact statement be use for the Phase 5
submittal.
• There was no traffic study or elevations submitted with the application. The Board should
request that both of these items be submitted for their review.
PB Memorandum
October 29,2001 -3
• The Board heard this project at their July 12 and October 20, 2001 meetings, where the
following issues were discussed:
• The detention pond located at the comer of First Street and Traders way looks to be
quite steep on the plan. The Board expressed concern as to what that basin would
look like and would it hold water.
• The Board requested that a condition be included which required the developer to
place a security with the city to ensure completion of the roadway, which connects
Highland Avenue. The Board requested that the applicant prepare a cost estimate for
the roadway to be utilized when determining an amount for the security.
• The Board questioned who would maintain and own the roadway as shown on the
plan. Would it be an easement? The Planning Department is currently contacting
John Keenan to address this question.
• The Board questioned whether there was a way to condition the project to ensure that
the commercial portion of the PUD would be constructed as opposed to being left
vacant once the residential portion is complete.
• The Board discussed that there was no traffic study included with the submittal. The
Board discussed its concerns with the intersection of First Street and Swampscott
• Road and the speeding occurring on First Street.
• The Board discussed its concerns with the location of the curb cuts on Traders Way
for the commercial use and their proximity to the intersection of Traders Way and
First Street.
• The Board discussed providing a condition that the structure proposed for the
commercial portion of the site be required to apply for site plan review, no matter
what square footage the building is.
• The landscaping plan, which was submitted, does not include any information
pertaining to the types of trees proposed. The Board should request that the applicant
provide this information to the Board.
Finally, since the Board's last meeting, the applicant's engineer met with the City's
Engineering Department. The City's Engineering Department has concerns about the
adequacy of the city's water and sewer to handle the additional demand of this project.
The applicant's engineer was asked to provide the city with information, which either
proved that the additional demand would not have a detrimental effect on the city's
system or the improvements necessary to alleviate any detrimental effect. As of today,
this information has not been provided. The Board may wish to inquire as to the status of
• this issue.
• PB Memorandum
October 29,2001 -4
• At the October 18`s meeting, John Dick discussed the wetlands issues for the project. He
said that as part of the project, he proposes to construct 2000 sq. ft. of wetland replication
to help offset the loss of wetland buffer zone. He also proposed several small snow
storage areas throughout the site, which will drainage into the catch basins and not the
wetland.
This project was presented at the Conservation Commission Meeting on September 13,
2001 and a site visit was conducted on September 22, 2001.
•
•
0.r dey,November 05,2001 11:29 pM To:Don ce(elo
From:91een Sedco,978-7451976
Pegg:1 013
ra
•
Salem Planning Board
Minutes of Meeting
Thursday, November 1, 2001
A regular meeting of the Salem Planning Board was held on Thursday,
November 1, 2001 in the third floor conference room at 120 Washington Street,
Salem, fvfassachusetts at 7:00 p.m.
Those present were: Chairman Walter Power, John Moustakis, Bill Cullen,
Pamela andLomardini, Chuck Puled, and Gene Collins(7:15)Absent were Carter
vmsoq and David Weiner. Also present were Senior Planner Don Cefahr, and
Eileen Sacco, Clerk.
Approval of Minutes
The minutes of the Planting Board meetings held on July 19, 2001 and September
6, 2001 were presented for approval. John Moustakis moved approval seconded
by Bill Cullen and approved unanimously.
Continuation of Public Hearin —Site Plan Review—Salem Renewal LLG 101
Washington Street— 228 Essex Street
• Mr. Pabich addressed the Board and presented finalized plans and structural
engineering drawings for the elevators. He noted that they have made a few
changes since the last meeting with the Board
Walter Power noted that the finalized plans include the basement. Mr. Pabich
explained that there would storage space in the basement for each unit and they
would be approximately 45 s.f. each.
Walter Power asked if there would be washer and dryer hook ups in the basement.
Mr. Pabich stated that there would be individual washer dryer hook ups in each
unit.
Walter Power asked how they plan to handle trash. Mr. Pabich stated that they
have added trash compactors to each unit and that will cut down on the amount of
trash. He explained that presently the city collects trash out on Washington Street
on Tuesday mornings and he feels that the trash from their building will be less of
an impact than exists now and more sanitary. He noted that they have available
space for barrels in the back of the building.
Bill Cullen noted that there are 9 gas furnaces in the basement and questioned
why they would keep the oil tanks. Mr. Pabich stated that the oil would be
utilized for the commercial space on the first floor.
•
donday.November 05,2001 1129 pM To:Don Cefelo
From:Eileen Secto,978.745.1976
Page;2 013
F�
• Walter Power questioned if the restaurant would be staying
five year lease that expiresnexhe
furs floor.
Pabich explained that they have a i year with an
Option for another live years and he expects that they will shay.
Walter Power questioned whether they needed to have extra Fire protection with
the mixed use of the building. Mr. Pabich stated that they would address that
when the building is sprinkled and that will be according to the fire code
regulations. Walter Power asked if thev have a
exit signs. Mr. Pabich PProPriate emergency lighting and
stated that they are all in place.
Chuck Puleo asked if they know what the increase in the decibel levels would be
from the HVAC units. NU. Pabich stated that they have not specified the units
ye; but he suspected that there would not be much of an increase. Walter Power
suggested that the Board could condition that if there are complaints from an
increase in noise that the applicant will address that and mitigate the situation. He
also suggested that there could be no more than a 5 decibels above the ambient.
Walter Power asked if they had anv plans for a roof deck for the tenants
Pabich stated that at this time they don't have any plans for that. use. Mr.
Walter Power noted that at the last meeting there was interest in a site visit by the
Board. Mrs. Pabich suggested that since the Board has a light agenda this evening
that perhaps they could visit the site when they finish their business. the
• members agreed and Walter Power noted that the Board had a taw more matter to
take up before ending the meeting.
Walter Power asked if there was anyone present who wished to make a comment
at this time. There was no one present who wished to speak on the matter.
There being no fiuther discussion on the matter at this time a motion was made by
Bill Cullen to continue the public hearing to November 15, 2001,
Pam Lombardini and approved unanimously. seconded by
Continuation of Public Hearin —Site Plan Review Wetlands Flood Hazard
Distict S ecial permit and an Amendment to an Existin PUD—Fafard Real
Estate and Development Co ration-corner of Traders Way and First Street
Walter Power read a letter from Atty. Joseph Correnti on behalf of his client
requesting that the public(rearing be continued to November 15, 2001.
Motion made by Chuck Puleo to continue the public hearing to November 15,
2001 seconded by John Moustakis and approved unanimously.
donday.November 05,2001 11:29 PMS To:Don cefelo
Fro"':.Eken Sacco,978745.1976
Page:3 of 3
Old ;New Business
Walter Power asked about the status if the Asphalt Batching Plant
recommendation- Don Cefalo stated that'Denise Sullivan is working on that he will have her call him.
Chuck Puleo reported that trash bairels are needed by the bus stopaT the
intersection of Highland Avenue and Marlboro Road. l4e noted that there is an
increase in trash at that location since the opening of Market Basket, Don Cefalo
will follow up on that.
Them being no further business to come before the Planning Board this evening, a
motion was-made by John Moustakis to adjourn the meeting, seconded b
Cullen and approved unanimously. y Bill.
TI[e meeting was adjourned at 7:45 p.m.
Respectfully submitted by
0!1Ja
Eileen M.Sacco,Clerk
Salem Planning Board
PB110101
•
i
Citp of *alem, flag!garbuzetto
• Manning j9oarb
(One &aCem Oreen
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
November 15, 2001 at 7:00 PM, in Room 3 U, Third Floor_at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
1. Approval of Minutes— Date of I1/1/01.
(7:00 PM— 7:15 PM)
2. Continuation Public Hearing— Site Plan Review— 101 Washington Street /228 Essex
Street
(7:15 PM — 7:45 PM)
• I Continuation Public Hearing- Site Plan Review—2 & 12 Goodhue Street
(7:45 PM — 8:15 PM)
4. Continuation Public Hearing— Site Plan Review, Wetlands, Flood & Hazard District
Special Permit and a Amendment to an Existing PUD —Fafard Real Estate and
Development Corporation, Corner of Trader's Way and First Street.
(8:15 PM— 8:45 PM)
5. Old/New Business.
(8:45 PM—9:00 PM)
•
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext.311 Fax (978) 740-0404
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: November 13, 2001
RE: Agenda—November 15, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
• questions pertaining to the agenda items.
****REMINDER- NEW MEETING START TIME - 7:00 PM ****
1. Continuation Public Hearing—Site Plan Review— Salem Renewal, LCC, 101
Washington Street/228 Essex Street.
The Planning Board will continue a public hearing under site plan review for the property
located at 101 Washington/228 Essex Street (Town House Square). The proposed
project involves the renovation of the existing four story commercial building, which has
a footprint of approximately 4,500 square feet. The ground level will remain commercial
and the remaining floors will be converted into two and three bedroom condominiums.
There will be no changes made to the exterior elevation of the building.
Parking will be off site and will most like utilizes the neighboring public parking
facilities.
At the Octoberl8th meeting, requested that the installation of the elevator be approved
by a structural engineer. In addition, the Board recommended that the I" floor door in the
• lobby be moved to accommodate the three office spaces and that a new set of plans be
submitted to reflex the changes.
PB Memorandum
November 13,2001 -2
• At the November 1" meeting the Board reviewed amended plans, which incorporated the
Boards recommendations, and a set of plans stamped by a structural engineer for the
elevator. The Board also conducted a site visit to the project site.
Enclosed for your review is a draft decision.
This project does not require Conservation Commission approval.
2. Continuation Public Hearing—Site Plan Review—Public Storage, Inc., c/o Ronan,
Segal & Harrington, 2 & 12 Goodhue Street.
The Planning Board will continue the public hearing under site plan review for the
property located at 2 & 12 Goodhue Street (corner of Goodhue & Bridge Street). The
proposed project includes the construction of a public storage facility. The plans show a
three-story building with a footprint of approximately 30,195 square feet. The building
will house approximately 662 tenant spaces. Access in and out of the site will be from
Goodhue and there will be 10 parking spaces located in front of the office area. Loading
and unloading will be done in the rear of the building.
At the October 4, 2001, meeting, there was a big concern by both the neighborhood
groups and members of the City Council to have the applicant find another location for
the storage facility. Although, this location is zoned for this type of use, the opposition
• was to get the storage facility out of the Entrance Corridor and into an Industrial zoned
area. Other issues focused around the elevations of the building. Board members and the
neighborhood groups were not too happy with the color selection or style of the building.
In addition, there was also a suggestion that the parapet, which stops at the backside of
the building, be continued all the way around the top. There were also concerns about the
north river park area and how this business does not work well with the possible future
use of this park area.
October IS & November 1, 2001 were continued.
The applicant will need to go to the Conservation Commission for approval.
3. Continuation Public Hearing- Site Plan Review, Wetlands District Special Permit
and Amendment to an Existing PUD—Fafard Real Estate and Development
Corporation —Trader's Way and First Street.
The Planning Board will continue the public hearing under Site Plan Review and
Wetlands District Special Permit District Special Permit of the City of Salem Zoning
Ordinance and a amend the an existing PUD Decision at the request of Fafard Real Estate
and Development Corporation for the property situated at the comer of Trader's Way and
First Street. The proposed project includes the construction of 56 residential units within
14 four-plexes and approximately 6,000 s.f. of proposed retail space as part of Phase 5 of
• the project known as the Ledgemere Country.
Because the parcel is located partially in the commercial PUD and the partially within no
PUD, the applicant is also requesting that the original PUD district lines between the
P13 Memorandum
November 13,2001 -3
• residential PUD and commercial PUD be moved to include the entire parcel proposed for
Phase V in the Residential PUD. The request is to move the commercial PUD line back to
the site property line closest to the shopping center, parallel to First Street and to extend
the residential PUD line from across First Street to the rear of the property.
The plan shows the construction of four ingresses/egresses to the site. An entrance and
an exit to the site are proposed to be located on First Street; the other two are proposed to
be located on Traders Way. The First Street egresses will access the residential portion of
the site; the Traders Way egresses will access the commercial portion of the site. In
addition, the egress on First Street is shown as a roadway, which will connect First Street
with Highland Avenue via the access road, located adjacent to the Market Basket
Shopping Center. This roadway was shown on previously approved site plans and was
discussed during the approval of the commercial PUD in the 1980's. At the Board's last
meeting, many neighbors expressed their concerns with the roadway, particularly
concerned about the area becoming a cut through. This issue was discussed heavily at the
meeting, with the Board explaining the history of the roadway and its need to alleviate
traffic on both Highland Avenue and First Street. This issue was not resolved at the
meeting and needs to be addressed in the Board's upcoming meeting.
The original environmental impact statement for the residential PUD submittal addressed
the construction of a minimum of 700 units for all phases of the project. At the time, a
Phase V for this project was not envisioned, although with the addition of Phase V, the
• total number of units for the Fafard development will only be 576 units, which is less
than what was originally anticipated. Although, because the project was approved almost
twenty years ago and traffic has changed in the area, the Board should still review the
number of units and its effects on traffic and infrastructure in the area. The applicant
requested that the original environmental impact statement be use for the Phase 5
submittal.
There was no traffic study or elevations submitted with the application. The Board should
request that both of these items be submitted for their review.
The Board heard this project at their July 12 and October 20, 2001 meetings, where the
following issues were discussed:
• The detention pond located at the corner of First Street and Traders way looks to be
quite steep on the plan. The Board expressed concern as to what that basin would
look like and would it hold water.
• The Board requested that a condition be included which required the developer to
place a security with the city to ensure completion of the roadway, which connects
Highland Avenue. The Board requested that the applicant prepare a cost estimate for
the roadway to be utilized when determining an amount for the security.
• • The Board questioned who would maintain and own the roadway as shown on the
plan. Would it be an easement? The Planning Department is currently contacting
PB Memorandum
November 13,2001 -4
John Keenan to address this question.
• The Board questioned whether there was a way to condition the project to ensure that
the commercial portion of the PUD would be constructed as opposed to being left
vacant once the residential portion is complete.
• The Board discussed that there was no traffic study included with the submittal. The
Board discussed its concerns with the intersection of First Street and Swampscott
Road and the speeding occurring on First Street.
• The Board discussed its concerns with the location of the curb cuts on Traders Way
for the commercial use and their proximity to the intersection of Traders Way and
First Street.
• The Board discussed providing a condition that the structure proposed for the
commercial portion of the site be required to apply for site plan review, no matter
what square footage the building is.
• The landscaping plan, which was submitted, does not include any information
pertaining to the types of trees proposed. The Board should request that the applicant
provide this information to the Board.
•; Finally, since the Board's last meeting, the applicant's engineer met with the City's
Engineering Department. The City's Engineering Department has concerns about the
adequacy of the city's water and sewer to handle the additional demand of this project.
The applicant's engineer was asked to provide the city with information, which either
proved that the additional demand would not have a detrimental effect on the city's
system or the improvements necessary to alleviate any detrimental effect. As of today,
this information has not been provided. The Board may wish to inquire as to the status of
this issue.
At the October 18'h meeting, John Dick discussed the wetlands issues for the project. He
said that as part of the project, he proposes to construct 2000 sq. ft. of wetland replication
to help offset the loss of wetland buffer zone. He also proposed several small snow
storage areas throughout the site, which will drainage into the catch basins and not the
wetland.
This project was presented at the Conservation Commission Meeting on September 13,
2001 and a site visit was conducted on September 22, 2001 and was approved on October
25, 2001.
•
• Salem Planning Board
Minutes of Meeting
Thursday, November 15, 2001
A regular meeting of the Salem Planning Board was held on Thursday,
November 15, 2001 in the third floor conference room at 120 Washington Street,
Salem, Massachusetts at 7:00 p.m.
Those present were: Chairman Walter Power, David Weiner, John Moustakis,
Bill Cullen, Pamela Lombardini, Chuck Puleo, and Gene Collins. Carter Vinson
was absent. Also present were Senior Planner Don Cefalo, and Eileen Sacco,
Clerk.
Approval of Minutes
The minutes of November 1, 2001 were presented for approval. Bill Cullen
moved approval seconded by John Moustakis and approved unanimously.
Continuation of Public Hearing—Site Plan Review—2 & 12 Goodhue Street
Atty. Atkins addressed the Board and requested that the public hearing be
continued to December 6, 2001. He noted that they have been meeting with the
neighborhood groups and they have made significant changes to plans as the
• result of that. He stated that they are bringing the building to the street line.
He explained that they would be presenting a revised plan to the Board.
Bill Cullen moved to continue the public hearing to December 6, 2001, seconded
by John Moustakis and approved unanimously.
Continuation of Public Hearing—Site Plan Review— 101 Washington Street/
228 Essex Street—David Pabich
Walter Power noted that the Board held a site visit to the property and asked if the
members had any questions. He noted that a draft decision has been prepared for
the review of the Board.
Denise Sullivan stated that when we get the final permits the building inspector
will address the egress. She also stated that Mr. Pabich will have a full code
review with his architect.
Chuck Puleo asked if they have a mitigation plan for the HVAC units. Denise
Sullivan suggested that there could be a condition in the decision that if there is a
complaint about noise from the HVAC units that the applicant will address the
issue by performing a test.
1
The Board reviewed the draft decision. Walter Power noted that the condition
•, regarding the HVAC units should be included.
Bill Cullen moved to approve the decision as amended, seconded by John
Moustakis and approved unanimously.
Continuation of Public Hearing—Site Plan Review—Wetlands District Special
Permit and an amendment to an existing PUD—Fafard Real Estate and
Development Corporation—Comer of Traders Way and First Street
Don Cefalo informed the Board that the applicant has requested that the public
hearing be continued to December 6, 2001.
Bill Cullen moved to continue the public hearing for the Fafard Real Estate
Development Corporation to December 6, 2001, seconded by John Moustakis
and approved unanimously.
Old/New Business
Walter Power reported that the report of the Planning Board Study of Potential
Bituminous Concrete Plant Locating in Salem has been prepared and will be
submitted to the City Council.
John Moustakis reported the Aggrigate Industries is using the second exit and the
traffic is going down Highland Avenue, because Swampscott didn't like the
• traffic.
Denise Sullivan reported that Joan Lovely is meeting with Swampscott officials.
She also noted that we really can't tell them they can not use their exit.
Chuck Puleo reported that the lights on Highland Avenue have been fixed. He
reported that they changed two fixtures and retimed the lights. He reported that
there is still a backup in traffic at certain times. Denise Sullivan reported that
Mass Highway has agreed to adjust the timing on all of the lights from Salem
Hospital to the Lynn line.
There being no further business to come before the Planning Board at this
meeting a motion was made by Bill Cullen to adjourn the meeting, seconded by
Gene Collins and approved unanimously.
The meeting was adjourned at 8:30 p.m.
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
•
PB 111501
2
• Salem Planning Board
Minutes of Meeting
Thursday, November 15, 2001
A regular meeting of the Salem Planning Board was held on Thursday,
November 15, 2001 in the third floor conference room at 120 Washington Street,
Salem, Massachusetts at 7:00 p.m.
Those present were: Chairman Walter Power, David Weiner, John Moustakis,
Bill Cullen, Pamela Lombardini, Chuck Puleo, and Gene Collins. Carter Vinson
was absent. Also present were Senior Planner Don Cefalo, and Eileen Sacco,
Clerk.
Approval of Minutes
The minutes of November 1, 2001 were presented for approval. Bill Cullen
moved approval seconded by John Moustakis and approved unanimously.
Continuation of Public Hearing—Site Plan Review—2 & 12 Goodhue Street
Atty. Atkins addressed the Board and requested that the public hearing be
continued to December 6, 2001. He noted that they have been meeting with the
neighborhood groups and they have made significant changes to plans as the
• result of that. He stated that they are bringing the building to the street line.
He explained that they would be presenting a revised plan to the Board.
Bill Cullen moved to continue the public hearing to December 6, 2001, seconded
by John Moustakis and approved unanimously.
Continuation of Public Hearing—Site Plan Review— 101 Washington Street/
228 Essex Street—David Pabich
Walter Power noted that the Board held a site visit to the property and asked if the
members had any questions. He noted that a draft decision has been prepared for
the review of the Board.
Denise Sullivan stated that when we get the final permits the building inspector
will address the egress. She also stated that Mr. Pabich will have a full code
review with his architect.
Chuck Puleo asked if they have a mitigation plan for the HVAC units. Denise
Sullivan suggested that there could be a condition in the decision that if there is a
complaint about noise from the HVAC units that the applicant will address the
issue by performing a test.
•
1
• The Board reviewed the draft decision. Walter Power noted that the condition
regarding the HVAC units should be included.
Bill Cullen moved to approve the decision as amended, seconded by John
Moustakis and approved unanimously.
Continuation of Public Hearing—Site Plan Review— Wetlands District Special
Permit and an amendment to an existing PUD—Fafard Real Estate and
Development Corporation—Comer of Traders Way and First Street
Don Cefalo informed the Board that the applicant has requested that the public
hearing be continued to December 6, 2001.
Bill Cullen moved to continue the public hearing for the Fafard Real Estate
Development Corporation to December 6, 2001, seconded by John Moustakis
and approved unanimously.
Old/New Business
Walter Power reported that the report of the Planning Board Study of Potential
Bituminous Concrete Plant Locating in Salem has been prepared and will be
submitted to the City Council.
John Moustakis reported the Aggrigate Industries is using the second exit and the
traffic is going down Highland Avenue, because Swampscott didn't like the
• traffic.
Denise Sullivan reported that Joan Lovely is meeting with Swampscott officials.
She also noted that we really can't tell them they can not use their exit.
Chuck Puleo reported that the lights on Highland Avenue have been fixed. He \
reported that they changed two fixtures and retimed the lights. He reported that
there is still a backup in traffic at certain times. Denise Sullivan reported that
Mass Highway has agreed to adjust the timing on all of the lights from Salem
Hospital to the Lynn line.
There being no further business to come before the Planning Board at this
meeting a motion was made by Bill Cullen to adjourn the meeting, seconded by
Gene Collins and approved unanimously.
The meeting was adjourned at 8:30 p.m.
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
• PB 111501
2
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
December 6, 2001 at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
1. Public Hearing - Waiver from Frontage/Form A - 12 Cleveland Street.
(7:00 PM— 7:15 PM)
2. Public Hearing - Waiver from Frontage/ Form A— 150 & 152 Marlborough Road
(7:15 PM— 7:30 PM)
• 3. Continuation Public Hearing- Site Plan Review-2 & 12 Goodhue Street
(7:30 PM — 8:00 PM)
4. Continuation Public Hearing—Site Plan Review, Wetlands, Flood & Hazard District
Special Permit and a Amendment to an Existing PUD—Fafard Real Estate and
Development Corporation, Corner of Trader's Way and First Street.
(8:00 PM— 8:30 PM)
5. Old/New Business.
(8:30 PM — 8:45 PM)
•
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: December 3, 2001
RE: Agenda—December 6, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
• questions pertaining to the agenda items.
****FINAL REMINDER- NEW MEETING START TIME - 7:00 PM ****
1. Public Hearing—Waiver From Frontage Requirements /Form A— 12 Cleveland
Street
The Planning Board will open a Public Hearing for a request for a waiver from the
frontage requirements for the parcel located at 12 Cleveland Street. The applicant owns
the lots located at 12 Cleveland Street (Lot A and Lot B). The west sides of Lot A and
the east side of Lot B abut one another. These two lots do not meet the city frontage
requirements and do to the changes made to the lots; the applicant is required to receive a
Waiver from Frontage. The applicant is also requesting an a approval for a Form A to
subdivided the lot in order to construction a new single—family house on the new lot.
The applicant received variances from the Zoning Board of Appeals for the frontage
requirement for Lot A and B, as well as the total lot area for each lot. The decision of the
Zoning Board of Appeals has been attached.
The applicant has also received approval from the Conservation Commission.
2. Public Hearing—Waiver From Frontage Requirements /Form A— 150 & 152
Marlborough Road
PB Memorandum
December 3,2001 -2
• Planning Board will open a Public Hearing for a request for a waiver from the frontage
requirements for the parcel located at 150 & 152 Marlborough Road. The applicant owns
the lots located at 150 & 152 Marlborough Road (Lot 1 and Lot 2). The north side of Lot
1 and the south side of Lot 2 abut one another. These two lots do not meet the city
frontage requirements and do to the changes made to the lots; the applicant is required to
receive a Waiver from Frontage. The applicant is also requesting an a approval for a Form
A to subdivided the lot in order to construction a new single—family house on the Lot 1.
The applicant received variances from the Zoning Board of Appeals for the frontage an
lot area requirement for Lot 1 and Lot 2 received a variance for lot area, frontage, front
setback and side setbacks. The decision of the Zoning Board of Appeals has been
attached.
The applicant does not need approval form the Conservation Commission.
3. Continuation Public Hearing— Site Plan Review—Public Storage, Inc., c/o Ronan,
Segal & Harrington, 2 & 12 Goodhue Street.
The Planning Board will continue the public hearing under site plan review for the
property located at 2 & 12 Goodhue Street (corner of Goodhue & Bridge Street). The
proposed project includes the construction of a public storage facility. The plans show a
three-story building with a footprint of approximately 30,195 square feet. The building
will house approximately 662 tenant spaces. Access in and out of the site will be from
• Goodhue and there will be 10 parking spaces located in front of the office area. Loading
and unloading will be done in the rear of the building.
At the October 4, 2001, meeting, there was a big concern by both the neighborhood
groups and members of the City Council to have the applicant find another location for
the storage facility. Although, this location is zoned for this type of use, the opposition
was to get the storage facility out of the Entrance Corridor and into an Industrial zoned
area. Other issues focused around the elevations of the building. Board members and the
neighborhood groups were not too happy with the color selection or style of the building.
In addition, there was also a suggestion that the parapet, which stops at the backside of
the building, be continued all the way around the top. There were also concerns about the
north river park area and how this business does not work well with the possible future
use of this park area.
October 18, November 1 & November 15, 2001 was continued.
The applicant will need to go to the Conservation Commission for approval.
4. Continuation Public Hearing- Site Plan Review, Wetlands District Special Permit
and Amendment to an Existing PUD—Fafard Real Estate and Development
Corporation —Trader's Way and First Street.
• The Planning Board will continue the public hearing under Site Plan Review and
Wetlands District Special Permit District Special Permit of the City of Salem Zoning
Ordinance and a amend the an existing PUD Decision at the request of Fafard Real Estate
and Development Corporation for the property situated at the corner of Trader's Way and
PB Memorandum
December 3, 2001 -3
• First Street. The proposed project includes the construction of 56 residential units within
14 four-plexes and approximately 6,000 s.f. of proposed retail space as part of Phase 5 of
the project known as the Ledgemere Country.
5. Because the parcel is located partially in the commercial PUD and the partially within no
PUD, the applicant is also requesting that the original PUD district lines between the
residential PUD and commercial PUD be moved to include the entire parcel proposed for
Phase V in the Residential PUD. The request is to move the commercial PUD line back to
the site property line closest to the shopping center, parallel to First Street and to extend
the residential PUD line from across First Street to the rear of the property.
The plan shows the construction of four ingresses/egresses to the site. An entrance and
an exit to the site are proposed to be located on First Street; the other two are proposed to
be located on Traders Way. The First Street egresses will access the residential portion of
the site; the Traders Way egresses will access the commercial portion of the site. In
addition, the egress on First Street is shown as a roadway, which will connect First Street
with Highland Avenue via the access road, located adjacent to the Market Basket
Shopping Center. This roadway was shown on previously approved site plans and was
discussed during the approval of the commercial PUD in the 1980's. At the Board's last
meeting, many neighbors expressed their concerns with the roadway, particularly
concerned about the area becoming a cut through. This issue was discussed heavily at the
meeting, with the Board explaining the history of the roadway and its need to alleviate
traffic on both Highland Avenue and First Street. This issue was not resolved at the
meeting and needs to be addressed in the Board's upcoming meeting.
The original environmental impact statement for the residential PUD submittal addressed
the construction of a minimum of 700 units for all phases of the project. At the time, a
Phase V for this project was not envisioned, although with the addition of Phase V, the
total number of units for the Fafard development will only be 576 units, which is less
than what was originally anticipated. Although, because the project was approved almost
twenty years ago and traffic has changed in the area, the Board should still review the
number of units and its effects on traffic and infrastructure in the area. The applicant
requested that the original environmental impact statement be use for the Phase 5
submittal.
There was no traffic study or elevations submitted with the application. The Board should
request that both of these items be submitted for their review.
The Board heard this project at their July 12 and October 20, 2001 meetings, where the
following issues were discussed:
The detention pond located at the corner of First Street and Traders way looks to be quite
steep on the plan. The Board expressed concern as to what that basin would look like and
. would it hold water.
The Board requested that a condition be included which required the developer to place a
security with the city to ensure completion of the roadway, which connects Highland
PB Memorandum
December 3,2001 -4
• Avenue. The Board requested that the applicant prepare a cost estimate for the roadway
to be utilized when determining an amount for the security.
The Board questioned who would maintain and own the roadway as shown on the plan.
Would it be an easement? The Planning Department is currently contacting John Keenan
to address this question.
The Board questioned whether there was a way to condition the project to ensure that the
commercial portion of the PUD would be constructed as opposed to being left vacant
once the residential portion is complete.
The Board discussed that there was no traffic study included with the submittal. The
Board discussed its concerns with the intersection of First Street and Swampscott Road
and the speeding occurring on First Street.
The Board discussed its concerns with the location of the curb cuts on Traders Way for
the commercial use and their proximity to the intersection of Traders Way and First
Street.
The Board discussed providing a condition that the structure proposed for the commercial
portion of the site be required to apply for site plan review, no matter what square footage
the building is.
The landscaping plan, which was submitted, does not include any information pertaining
to the types of trees proposed. The Board should request that the applicant provide this
information to the Board.
Finally, since the Board's last meeting, the applicant's engineer met with the City's
Engineering Department. The City's Engineering Department has concerns about the
adequacy of the city's water and sewer to handle the additional demand of this project.
The applicant's engineer was asked to provide the city with information, which either
proved that the additional demand would not have a detrimental effect on the city's
system or the improvements necessary to alleviate any detrimental effect. As of today,
this information has not been provided. The Board may wish to inquire as to the status of
this issue.
At the October 181' meeting, John Dick discussed the wetlands issues for the project. He
said that as part of the project, he proposes to construct 2000 sq. ft. of wetland replication
to help offset the loss of wetland buffer zone. He also proposed several small snow
storage areas throughout the site, which will drainage into the catch basins and not the
wetland.
November 1 & 15, 2001 were continued.
This project was presented at the Conservation Commission Meeting on September 13,
2001 and a site visit was conducted on September 22, 2001 and was approved on October
25, 2001.
Salem Planning Board
•
Minutes of Meeting
Thursday, December 6, 2001
A regular meeting of the Salem Planning Board was held on Thursday,
December 6, 2001 in the third floor conference room at 120 Washington Street,
Salem, Massachusetts at 7:00 p.m.
Those present were: Chairman Walter Power, David Weiner, John Moustakis,
Bill Cullen, Pamela Lombardini, Chuck Puleo, Christine Sullivan and Gene
Collins. Carter Vinson was absent. Also present were Senior Planner Don
Cefalo, and Eileen Sacco, Clerk.
Walter Power welcomed the newest member of the Planning Board, Christine
Sullivan.
Public Hearing—Waiver from Frontage/Form A— 12 Cleveland Street—Pat
Chasse
Atty. Steve Lovely addressed the Board on behalf of his client Patrick Chasse. He
explained their request for a waiver from frontage requirements at 12 Cleveland
Street. He explained that the applicant owns the lots located at 12 Cleveland
Street (Lot A and B) and the west side of Lot A and the east side of Lot B abut
• one another. Atty. Lovely stated that these two lots do not meet the city frontage
requirements and due to the changes made to the lots. He also explained that all
of the lots on Cleveland Street have 50 feet or less of frontage and the proposed
house will compliment the neighborhood.
Atty. Lovely stated that they have received approval from the Conservation
Commission and the Zoning Board of Appeals.
Chuck Puleo noted that Cleveland Street is a dead end street and questioned if the
fire department would have enough room to tum around. Atty. Lovely explained
that the end of Cleveland Street is St. Ann's parking lot and there is plenty of
room for the fire department to turn around.
Walter Power opened the hearing up for public comment at this time. There was
no one present who wished to speak on the matter.
There being no further questions or comments regarding this application a motion
was made by Gene Collins to approve the Waiver from Frontage and the Form A
for 12 Cleveland Street, seconded by Bill Cullen and approved unanimously.
•
1
Public Hearing—Waiver from Frontage/Form A— 150 & 152 Marlborough
• Road—Joseph & Janet Doringer
Blais Jacobson addressed the Board and explained the request for a waiver from
frontage for lots 150 & 152 Marlborough Road (Lots 1 and 2). She explained that
the north side of Lot 1 and the south side of Lot 2 abut one another. She noted
that these lots do not meet the city frontage requirements and due to the changes
made to the lots the applicant is required to receive a waiver from frontage. She
also noted that the applicant is requesting approval of a Form A to subdivide the
lots in order to construct a single family dwelling on Lot 1.
Denise Sullivan reported that they are recreating a lot that was already there but
was joined by zoning. She also stated that they received a variance from the
Zoning Board of Appeals.
Walter Power noted that there are plans to widen Marlborough Road and asked if
the location was the same. Denise Sullivan stated that these lots are not involved
in the Marlborough Road plans.
Chuck Puleo noted that the lots would share a driveway. Ms. Jacobson stated that
there are plans for a 2 car garage with the new dwelling. She also noted that the
25 foot easement for the fence would be on the deed when the lot is closed on.
• Walter Power expressed concern about backing out of the driveway on
Marlborough Road he would like to see a condition that backing out onto
Marlborough Road not be allowed. Ms. Jacobson stated that would be fine
because they have a 150 foot turnaround.
There being no further questions or comments regarding this plan, Gene Collins
moved to approve the Waiver from Frontage and the Form A for 150 &152
Marlborough Road, with the condition regarding backing out of the driveway on
Marlborough Road, seconded by John Moustakis and approved unanimously.
Continuation of Public Hearing—Site Plan Review—Public Storage Inc. —2 & 12
Goodhue Street
Atty. George Atkins addressed the Board and stated that since the public hearing
was opened they have been meeting with representatives of the Federal Street
Neighborhood Association, Historic Salem, Councillor Flynn, and Councillor
Elect Bencal. He also noted that they will be going to the ZBA on December 19,
2001.
Atty. Atkins explained that the neighbors have requested that they move the
building closer to the street, and it is now 15 feet from the street, and the entrance
and exit are on Goodhue Street. He also noted that a plaza has been added.
is
2
He also noted that the new design of the building reduces the mass of the building
• and adds windows.
Walter Power noted that the whole area of blubber hallow should be redesigned
and he would be reluctant to move the building. Atty. Atkins noted that they
moved the building at the request of the neighbors. Walter Power stated that he
felt that the purgative of the Planning Board is being truncated by refusing to
shift the building.
John Moustakis suggested that the Board have a site visit and asked them to stake
out the location of the building.
Arty. Atkins stated that they would move the building if they were given a
standard. Denise Sullivan stated that between now and the next meeting she and
the City Planner will sit down with them and work this out.
Jeff Fitzgerald of Historic Salem Inc. addressed the Board and reported that the
proposal was presented to them as an urban style development.
Walter Power opened the hearing up for public comment at this time.
David Hart, 104 Federal Street addressed the Board and stated that the developer
was required to meet with the neighbors by the city council and he feels that they
• did an admirable job of making what looked like a suburban big box look like and
industrial building. He also reported that the neighbors have asked to have the
building closer to the street in response to pedestrians, trees and sidewalks. Mr.
Hart stated further that they are before the Planning Board with the results of
those meetings and the neighbors support the plan. He also noted that the
developer has done a good job meeting the concerns of the residents.
Staley McDermott of 30 Dearborn Street addressed the Board and compared this
process to that of the Osco Drug project noting that Osco could have moved the
building closer to the street but refused and went to the ZBA.
Ward Two Councillor Regina Flynn addressed the Board and stated that she is
concerned about the colors, the logo and that it be clear that the signage is not
intended to be lit up. She also noted that she supported moving the building
closer to the street. and that the driveway be a right turn only on Bridge Street to
alleviate traffic concerns. She congratulated the developer and the neighbors for
the work that they did on this project.
Walter Power stated that he would like to see documentation of the findings from
the residents.
John Moustakis stated that he feels it is important to have a site visit to make a
Is
determination of what they are talking about in terms of feet. The Planning Board
3
discussed possible dates for a site visit and scheduled one for December 15, 2001
• at 9:00 a.m.
There being no further comments or questions regarding this matter a motion was
made by Gene Collins to continue the public hearing to December 19, 2001,
seconded by Bill Cullen and approved unanimously.
Continuation of Public Hearing—Site Plan Review—Wetlands District Special
Permit and an amendment to an existing PUD—Fafard Real Estate and
Development Corporation—Corner of Traders Way and First Street
Don Cefalo informed the Board that the applicant has requested that the public
hearing be continued to December 19, 2001.
Bill Cullen moved to continue the public hearing for the Fafard Real Estate
Development Corporation to December 19, 2001, seconded by John Moustakis
and approved unanimously.
Old /New Business
Chuck Puleo reported that the back lot at Stutz Volvo needs to be completed.
Denise Sullivan reported that a letter of violation has been sent to their Attorney,
Jack Keilty. She stated that she expects them to come back with an amended
• plan.
There being no further business to come before the Planning Board at this
meeting a motion was made by Bill Cullen to adjourn the meeting, seconded by
Gene Collins and approved unanimously.
The meeting was adjourned at 8:30 p.m.
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PB120601
•
4
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
December 20, 2001 at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
1. Public Hearing—Definitive Subdivision Plan- 17-21 Parlee Street.
(7:00 PM— 8:00 PM)
2. Continuation Public Hearing- Site Plan Review—2 & 12 Goodhue Street
(7:30 PM— 8:00 PM)
• 3. Continuation Public Hearing— Site Plan Review, Wetlands, Flood & Hazard District
Special Permit and a Amendment to an Existing PUD—Fafard Real Estate and
Development Corporation, Corner of Trader's Way and First Street.
(8:00 PM— 8:30 PM)
4. Old/New Business.
(8:30 PM— 8:45 PM)
•
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: December 17, 2001
RE: Agenda—December 20, 2001
The following is a brief description of the items, which are listed on the attached agenda. Please
contact me at the Salem Planning Department at 745-9595, extension 311, if you have any
• questions pertaining to the agenda items.
1. Public Hearing—Definitive Subdivision Plan /Form C— 17-21 Parlee Street The
Planning Board will open a public hearing under a Form C, Definitive Subdivision Plan
for the construction of an extension to a roadway which will end in a cul-de-sac and
associated utilities and sidewalks to service the construction of five single family
dwellings. The proposed development is located at the end of Parlee Street.
The Board reviewed this project under a Form B at the November 2, 2001 meeting. The
Board's concern was if a cul-de-sac could replace the proposed hammerhead. There were
also issues about getting easements to construct the proposed hammerhead. The Board
did not take any action on the Form B.
The applicant is asking for the following waivers:
• Side walks provided on one side of roadway only. No sidewalk around cul-de-
sac.
• Cul-de-sac curb face to curb turnaround diameter= 64.5 feet
• Scale of locus map, shown on title sheet, deviates from scale of City Street Plan.
Fire Prevention Comments:
• • Is the Parlee Street extension going to be a private or City Street?
• Width of cul-de-sac must be 90 feet from curb to curb.
• Location of master firebox?
PB Memorandum
December 17,2001 -2
• • Hydrant must be city specified.
The Board may want to address the sewerage pump system and who is going to maintain
the system. The City most likely will not want to maintain this system. The applicant may
want to look at individual sewer pump systems for each house, if not, an association may
have to be formed with the homeowners to maintain the system. The maintenance of the
detention basin is another issue the Board should inquire about. Another issue that the
Board should address is the steepness of the roadway grade with a small cul-de-sac at the
end of the road. This may cause difficulties not only for the fire department but the
residents as well, especially during bad weather. The City may not accept this as a public
street, which brings the issue of maintenance of the road and catch basins.
The applicant has filed a Notice of Intent with the Conservation Commission and
presented on December 13, 2001. The Commission wanted the applicant to provide a
hydrological study in relation to the detention basin and the wetland area in order to
determine that no additional flooding will occur due to the increase in surface runoff. The
public hearing was continued to January 10, 2002.
2. Continuation Public Hearing—Site Plan Review—Public Storage, Inc., c/o Ronan,
Segal & Harrington, 2 & 12 Goodhue Street.
The Planning Board will continue the public hearing under site plan review for the
property located at 2 & 12 Goodhue Street(corner of Goodhue & Bridge Street). The
proposed project includes the construction of a public storage facility. The plans show a
three-story building with a footprint of approximately 30,195 square feet. The building
will house approximately 662 tenant spaces. Access in and out of the site will be from
Goodhue and there will be 10 parking spaces located in front of the office area. Loading
and unloading will be done in the rear of the building.
At the October 4, 2001, meeting, there was a concern by both the neighborhood groups
and members of the City Council to have the applicant find another location for the
storage facility. Although, this location is zoned for this type of use, the opposition was to
get the storage facility out of the Entrance Corridor and into an Industrial zoned area.
Other issues focused around the elevations of the building. Board members and the
neighborhood groups were not too happy with the color selection or style of the building.
In addition, there was also a suggestion that the parapet, which stops at the backside of
the building, be continued all the way around the top. There were also concerns about the
north river park area and how this business does not work well with the possible future
use of this park area.
October 18, November 1 & November 15, 2001 was continued.
December 6, 2001 the applicant presented a new layout for the proposed storage
• building. The applicant working with the neighborhood groups move the building closer
to Bridge Street which only provided about a 15 feet from the building to the street,
which the neighborhood groups wanted. The parking and entrance for the building will be
located on the Goodhue Street side. There will also be a one way right turn only onto to
PB Memorandum
December 17,2001 -3
• Bridge Street when existing the back of the building. The elevation of the building is still
being finalized that take in recommendations from the neighborhood groups. The board
wants the applicant to investigate the realignment of Goodhue Street, this may require
move the building closer to the North River. There was also the question about the
window treatments.
On Saturday, December 15, 2001 a site visit was conducted.
The applicant will need to file with the Conservation Commission for approval.
3. Continuation Public Hearing - Site Plan Review, Wetlands District Special Permit
and Amendment to an Existing PUD—Fafard Real Estate and Development
Corporation —Trader's Way and First Street.
The Planning Board will continue the public hearing under Site Plan Review and
Wetlands District Special Permit District Special Permit of the City of Salem Zoning
Ordinance and a amend the an existing PUD Decision at the request of Fafard Real
Estate and Development Corporation for the property situated at the corner of Trader's
Way and First Street. The proposed project includes the construction of 56 residential
units within 14 four-plexes and approximately 6,000 s.f. of proposed retail space as part
of Phase 5 of the project known as the Ledgemere Country.
Because the parcel is located partially in the commercial PUD and the partially within no
PUD, the applicant is also requesting that the original PUD district lines between the
residential PUD and commercial PUD be moved to include the entire parcel proposed for
Phase V in the Residential PUD. The request is to move the commercial PUD line back to
the site property line closest to the shopping center, parallel to First Street and to extend
the residential PUD line from across First Street to the rear of the property.
The plan shows the construction of four ingresses/egresses to the site. An entrance and
an exit to the site are proposed to be located on First Street; the other two are proposed to
be located on Traders Way. The First Street egresses will access the residential portion of
the site; the Traders Way egresses will access the commercial portion of the site. In
addition, the egress on First Street is shown as a roadway, which will connect First Street
with Highland Avenue via the access road, located adjacent to the Market Basket
Shopping Center. This roadway was shown on previously approved site plans and was
discussed during the approval of the commercial PUD in the 1980's. At the Board's last
meeting, many neighbors expressed their concerns with the roadway, particularly
concerned about the area becoming a cut through. This issue was discussed heavily at the
meeting, with the Board explaining the history of the roadway and its need to alleviate
traffic on both Highland Avenue and First Street. This issue was not resolved at the
meeting and needs to be addressed in the Board's upcoming meeting.
The original environmental impact statement for the residential PUD submittal addressed
the construction of a minimum of 700 units for all phases of the project. At the time, a
Phase V for this project was not envisioned, although with the addition of Phase V, the
total number of units for the Fafard development will only be 576 units, which is less
than what was originally anticipated. Although, because the project was approved almost
PB Memorandum
December 17,2001 -4
• twenty years ago and traffic has changed in the area, the Board should still review the
number of units and its effects on traffic and infrastructure in the area. The applicant
requested that the original environmental impact statement be use for the Phase 5
submittal.
There was no traffic study or elevations submitted with the application. The Board should
request that both of these items be submitted for their review.
The Board heard this project at their July 12 and October 20, 2001 meetings, where the
following issues were discussed:
The detention pond located at the corner of First Street and Traders way looks to be quite
steep on the plan. The Board expressed concern as to what that basin would look like and
would it hold water.
The Board requested that a condition be included which required the developer to place a
security with the city to ensure completion of the roadway, which connects Highland
Avenue. The Board requested that the applicant prepare a cost estimate for the roadway
to be utilized when determining an amount for the security.
The Board questioned who would maintain and own the roadway as shown on the plan.
Would it be an easement? The Planning Department is currently contacting John Keenan
• to address this question.
The Board questioned whether there was a way to condition the project to ensure that the
commercial portion of the PUD would be constructed as opposed to being left vacant
once the residential portion is complete.
The Board discussed that there was no traffic study included with the submit
Board discussed its concerns with the intersection of First Street and Swampscott Road
and the speeding occurring on First Street.
The Board discussed its concerns with the location of the curb cuts on Traders Way for
the commercial use and their proximity to the intersection of Traders Way and First
Street.
The Board discussed providing a condition that the structure proposed for the commercial
portion of the site be required to apply for site plan review, no matter what square footage
the building is.
The landscaping plan, which was submitted, does not include any information pertaining
to the types of trees proposed. The Board should request that the applicant provide this
information to the Board.
. Finally, since the Board's last meeting, the applicant's engineer met with the City's
Engineering Department. The City's Engineering Department has concerns about the
adequacy of the city's water and sewer to handle the additional demand of this project.
PB Memorandum
December 17,2001 - 5
The applicant's engineer was asked to provide the city with information, which either
proved that the additional demand would not have a detrimental effect on the city's
system or the improvements necessary to alleviate any detrimental effect. As of today,
this information has not been provided. The Board may wish to inquire as to the status of
this issue.
At the October 18'h meeting, John Dick discussed the wetlands issues for the project. He
said that as part of the project, he proposes to construct 2000 sq. ft. of wetland replication
to help offset the loss of wetland buffer zone. He also proposed several small snow
storage areas throughout the site, which will drainage into the catch basins and not the
wetland.
November 1 & 15, 2001 and December 6, 2001 were continued.
This project was presented at the Conservation Commission Meeting on September 13,
2001 and a site visit was conducted on September 22, 2001 and was approved on October
25, 2001.
•
• Salem Planning Board
Minutes of Meeting
Thursday, December 20, 2001
A regular meeting of the Salem Planning Board was held on Thursday,
December 20, 2001 in the third floor conference room at 120 Washington Street,
Salem, Massachusetts at 7:00 p.m.
Those present were: Chairman Walter Power, David Weiner, John Moustakis,
Bill Cullen, Pamela Lombardini, Chuck Puleo, Christine Sullivan and Gene
Collins. Carter Vinson was absent. Also present were Senior Planner Don
Cefalo. In the absence of Eileen Sacco, Clerk, these proceedings were taped.
Walter Power called the meeting to order at 7:00 p.m.
Walter Power informed those present that there are two items on the agenda this
evening that have been continued and will not be heard this evening. He
explained that the Garvin Group project for the Salem Police Station, and the
Fafard public hearing will both be continued to January 3, 2002.
Public Hearing—Definitive Subdivision Plan - Ledgewood Hills Realty Trust—
Paul DiBiase 17-21 Parlee Street
• Atty. Tom Beatrice addressed the Board and gave an overview of the Definitive
Subdivision plan Form C. He stated that they changed the hammerhead
turnaround to a Cul-de-sac similar to the one that is on Malone Drive. He
introduced Jim Comeau the engineer for the project who explained the plans.
Mr. Comeau addressed the Board and reiterated that they have changed the plan
to include a cul-de-sac as discussed with the Board at previous meetings. He
stated that other components of the Subdivision remain unchanged. He stated that
they have presented the plans to the Fire Department and they have a meeting
with them on Monday to discuss them.
Mr. Comeau stated that they have also given the plans to the Engineering
Department and asked if they had submitted comments. Don Cefalo stated that
they have not responded yet, but they are reviewing the plans and preparing
comments on the plan.
Walter Power asked if there were any questions from the members of the Board.
John Moustakis addressed the applicant and noted that at the last meeting when
the Board reviewed this, the Board stated that they were not keen about detention
ponds, and yet the detention pond is still in the plan. Mr. Comeau explained that
they can't overburden the existing drainage system as per DEP. He explained the
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plan and the drainage plan. He explained that the detention pond is designed for
• the 2, 10, and 100 years storms.
Walter Power clarified that the detention pond can hold a 100 year storm. Mr.
Comeau explained that it has been sized to hold the water of a 100 year storm.
Walter Power asked to have the line of where the edge of the water in a 100 year
storm would come up to on the plan. Walter Power noted that they have located a
house pretty close to that. Mr. Comeau stated that the elevation there is 103.5.
Mr. Comeau explained an alternative that is really not acceptable because in ten
years or so the drainage will be headed down slope and flooding will occur.
John Moustakis asked how large the pond would be. Mr. Comeau stated that
lengthwise it is about 130 feet.
Walter Power stated that he has seen these large detention ponds used in large
developments in the Mid West and they double them up for playing areas in some
cases.
Mr. Comeau stated that things are different here since DEP has regulated them
more closely. He stated that one of the requirements is the ability of the detention
pond to hold some water for ground water replenish.
• Walter Power noted that basin will accumulate some water anytime we get a
decent rain. He suggested if they didn't allow for the drainage of the pond there
would not be anything there but catanine tails and it would not be used for
anything. He asked if it could be designed for a double purpose area. Mr.
Comeau stated that he would take that under advisement. He stated that he would
check with the DEP regulations.
Mr. Comeau stated that they are planning testing for early January that will
determine many answers to these questions. He stated that he will discuss this
with the City Engineer as well.
Chuck Puleo referred to lot 98 in the upper right hand comer of the plan. Mr.
Comeau confirmed that the lot is not owned by Mr. DiBiase. Chuck Puleo
questioned whether that lot would give access to Mr. Steadmans property. Mr.
Comeau stated that he did not think so because there is a sizable wetland there.
Chuck Puleo stated that he was wondering about what could be altered in that
area. He also noted that we don't have a plan from Mr. Steadman so it is hard to
tell. He looked at the plan and explained the location with relation to Crowdis
Street and Dell Avenue.
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Gene Collins asked what the radius of the cul-de-sac was and asked if it could be
• cut. Mr. Comeau stated that they could not cut the radius of the cul-de-sac
without losing lots. Arty. Beatrice noted that if they try to increase the cul-de-sac
they will infringe on the developmental rights of the owner of the other site,
noting that the lots are already part of an approved subdivision. They would be
taking away the build ability of lots that they don't own.
Gene Collins asked if there were fire hydrants on the plan. Mr. Comeau
confirmed that there were and located them on the plan.
Mr. Comeau explained the plans for sidewalks and located them on the plan.
Walter Power questioned why the last house has no sidewalk access. Mr.
Comeau explained that was due to the 15-foot setback requirement. He noted that
would be up to the Building Inspector, noting he questions whether they would
have to go back another 15 feet to get the sidewalk in and maintain the frontage.
He will get the answer to that and report to the Board.
Walter Power requested that they explore any areas down stream that have
blockages.
John Moustakis requested that they get a letter from the city engineer stating that
it is not possible to put city sewerage system in there in place of the detention
pond, since they are saying that it is going to over burden the system.
• Walter Power asked how the sewerage pumping system was designed. Mr.
Comeau explained how it would work.
Walter Power asked what their plan was if the city does not take over the
maintenance of the sewerage pumping system. Mr. Comeau stated that they could
provide some type of land co-habitation for maintenance. Walter Power noted
that in the long term it would have to be upgrade and money would have to be
spent. He questioned who would bear the cost of that. He noted that if the
owners are expected to bear the cost it could be a problem and suggested that each
home have their own pumping system. He noted however that it would require
spaghetti lines going up the street and he didn't think that was a solution either.
Mr. Power stated that they have to provide the legal details of how this is going to
work.
Walter Power opened the hearing up for public comment at this time.
A resident of Parlee Street addressed the Board and expressed her concerns that
the fire department would not be able to make it through there if there were cars
parked on both sides of the street. Walter Power requested that the developer
stake out the proposed roadway for the Board when they attend the site visit.
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Ward Four Councillor Leonard O'Leary addressed the Board and asked how deep
• the detention pond will be. Mr. Comeau stated that it will be about four feet deep.
Councillor O'Leary also expressed concern about the width of the road. He noted
that the city just re-did Mansell Parkway and 23 feet was too narrow. He stated
that they widened the road to 34 feet.
Councillor O'Leary also stated that the Planning Board should require sidewalks
noting that in past developments where sidewalks have not been included the city
has had to put them in. He also noted that this is potentially a nine house
subdivision and that will be a lot of sewerage in the area.
Walter Power stated that Councillor O'Leary's comment about the sewerage is
well taken and the Board will seek the opinion of the City Engineer on that.
A resident of Freeman Road addressed the Board and stated that he has lived there
for fifty years and has seen four one hundred year storms and he always has
flooding behind his house, and he is concerned that the detention pond will add to
that flooding. Mr. Comeau stated that this site will not increase the flow of
drainage to Freeman Road, and noted that his flooding problems are something
that the city will have to deal with.
John Moustakis stated that the Board is concerned about the detention pond as
well and noted that it is the responsibility of the Board to see that what is right for
• the neighborhood is done. Atty. Beatrice stated that they are not trying to add to
the neighborhood problems.
Chuck Puleo addressed Mr. Comeau and suggested that they could try to take a
percentage of the drainage away in another direction on the property to lessen the
volume that would go into the detention pond. Mr. Comeau stated that he did not
feel that it was a viable option for this project.
Mary Butler of Valley Street addressed the Board and reported that she get
flooded from drainage on Crowdis Street. She explained that the city put a catch
basin at the edge of her driveway to catch some of the water. Mr. Comeau
explained that the proposed project would not add to the drainage on Crowdis
Street and would not affect her property.
A resident of Parlee Street asked how the utilities would be brought to the site.
Mr. Comeau stated that there is a gas line on Parlee Street but they are not sure
where it ends and are working with the gas company to determine that.
Councillor O'Leary addressed the Board and expressed his concern about safety
vehicle access.
John Moustakis suggested that the Board schedule a site visit. It was decided that
• a site visit would be scheduled at the next meeting on January 3, 2002.
4
John Moustakis moved to continue the public hearing to January 3, 2002,
seconded by Chuck Puleo and approved unanimously.
There being no further business to come before the Planning Board this evening a
motion was made by Gene Collins to adjourn the meeting, seconded by Bill
Cullen and approved unanimously.
The meeting was adjourned at 9:00 p.m.
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PB 122001
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