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You are hereby notified that the Salem Planning Board will hold its regularly scheduled meetings
for 2002 at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
January July
January 3, 2002 July 18,2002
January 17, 2002
February
February 7, 2002
February 21, 2002
September
September 5, 2002
September 19, 2002
March October
March 7, 2002 October 3, 2002
March 21, 2002 October 17, 2002
April November
April 4, 2002 November 7, 2002
April 18, 2002 November 21, 2002
May December
May 2, 2002 - . December 5, 2002
May 16, 2002 December 19, 2002
June
June 6, 2002
June 20, 2002
*No meetings scheduled for the month of August.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
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Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
January 3, 2002 at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
• Tentative Agenda:
1. Public Hearing — Site Plan Review —17 Central Street (Old Salem Police Station).
(7:00 PM — 7:30 PM)
2. Continuation Public Hearing — Definitive Subdivision Plan- 17-21 Parlee Street.
(7:30 PM — 8:00 PM)
3. Continuation Public Hearing- Site Plan Review — 2 & 12 Goodhue Street
(8:00 PM — 8:30 PM)
4. Old/New Business
(8:30 PM — 8:45 PM)
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
•
a
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: December 31, 2001
RE: Agenda — January 3, 2002
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 — Philip Singleton, Charing Reality Trust - 17
Central Street (Old Salem Police Station).
The Planning Board will open a public hearing under site plan review for the property
located at 17 Central Street (Old Salem Police Station). The proposed project involves
the renovation to the existing three story old police station to a fourteen unit, two -
bedroom condominium complex and the construction of additional square footage
(which is being called a carriage house) above to the existing wing on Charter Street.
Additionally, the jail cell wing of the build will be demolished to provide parking for 28
parking spaces.
The applicant will not have to file with the Conservation Commission for approval.
2. Continuation Public Hearing — Definitive Subdivision Plan / Form C —17-21
Parlee Street.
The Planning Board will continue the 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
PB Memorandum
December 31, 2001 - 2
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?
• 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.
At the December 20, 2001 meeting, the applicant presented and took comments from the
Board and audience. The applicant at that time had not received comments form the City
Engineer and in addition, was setting up a meeting with Fire Prevention to discuss the
cul-de-sac (since the last meeting, the applicant has meet with the City Engineer to
discuss comments and changes to the project; enclosed are some of the comments by the
City Engineer). A concern especially with the neighbors, is the amount of runoff
generated by the proposed project and if the detention basin will be able to prevent any
increase to flooding in the area. The Board continued the public hearing to January 3,
2002, at that date, a site visit will be scheduled.
•
1
PB Memorandum
December 31, 2001 - 3
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 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 & December 20, 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
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.
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
•
PB Memorandum
December 31, 2001 - 4
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
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.
•
PB Memorandum
December 31, 2001 - 5
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 concems 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 181h meeting, John Dick discussed the wetlands issues foi 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, December 6, 2001 & December 20, 2001 was continued.
•
•
•
PB Memorandum
December 31, 2001 - 6
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, January 3, 2002
A regular meeting of the Salem Planning Board was held on Thursday,
January 3, 2002 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.
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 January 17, 2002.
Bill Cullen moved to continue the public hearing for the Fafard Real Estate
Development Corporation to January 17, 2002, seconded by John Moustakis and
approved unanimously.
Public Hearing — Site Plan Review — Philip Singleton, Charing Realty Trust —17
Central Street (Old Salem Police Station)
Acting City Planner Joe Walsh addressed the Planning Board and explained the
history of the old Salem Police Station. He noted that the City Council turned the
building over to the Salem Redevelopment Authority and they put out an RFP for
the project. The results of the RFP were that the primary developer for the project
was the Garvin Group and the secondary developer was the Singleton group. He
reviewed the process and noted that the Garvin Group dropped out and the
Singleton Group is now presenting their plans to the SRA and the Planning Board
simultaneously.
Atty. Steve Lovely addressed the Board on behalf of his clients Charing Realty
Trust. He reviewed the history of the Salem Police Station which was closed ten
years ago. He noted that they were disappointed that the previous plans for a
hotel on the site fell through, but noted that their proposal for fourteen unit, two
bedroom condos will be a great addition to the historic downtown.
Jack French, the architect for the project addressed the Board and explained the
plans. He stated that it is their hope that the presence of the condos will
invigorate the evening activities in the downtown.
•
•
•
Mr. French explained the plans and the type of materials that they will be using.
He noted that they plan to re -point the brick and replace the windows with
aluminum.
Walter Power opened the hearing up to public comment at this time.
Ward Four Councillor Leonard O'Leary addressed the Board and clarified the
number of units as 14. He noted that he was under the impression that there were
only 11 units in this project.
Ray Tetrault of Bernards Jewelers addressed the Board and expressed his
concerns about access to his building for his customers during construction.
Walter Power stated that the Board will be having a site visit and they would be
sure to address all of the issues of the neighborhood.
Joan Kanter, a trustee of 10 Norman Street Condominiums addressed the Board
and stated that the trustees are concerned about public access at the rear of the
building during the construction Mr. Frank stated that they would file a
construction plan with the city building inspector which will detail the areas of
construction.
David Bilodeau a condo owner on Central Street expressed his concerns about the
closing of streets during construction.
David Hart of 104 Federal Street addressed the Board and expressed his concerns
about public access around the neighborhood during construction.
Staley McDermott of Dearborn Street addressed the Board and reported that he
met with the developer yesterday and he feels that this is a good project.
Mary Lee Soares of 26 Beckford Street addressed the Board and expressed her
concern about the facade of the windows, noting that she would like the present
facade.
There being no further questions or comments regarding this project this evening
a motion was made by Bill Cullen to continue the public hearing to January 17,
2002, seconded by Gene Collins and approved unanimously.
Continuation of Public Hearing — Definitive Subdivision - 17 — 21 Parlee Street
Atty. Tom Beatrice addressed the Board and noted that at the last meeting there
were concerns raised by the Board and the neighbors. He introduced Jim Comeau
to address those issues.
•
•
•
Mr. Comeau addressed the Board and noted that the proposed cul-de-sac was a
concern. He reported that they met with the Fire Department and the officer said
that if the diameter was the same as the cul-de-sac on Malone Drive, they would
sign off on it.
Mr. Comeau stated that there was a question about the easements regarding the
storm water drainage and those were filed today.
Mr. Comeau reviewed a memo from Stan Bomstein regarding the subdivision.
David Weiner asked if the street would become a city street. Mr. Comeau noted
that at present it is a paper street and it would have to be accepted by the city. Mr.
Weiner asked if there would be sidewalks on the street. Mr. Comeau stated that
there would be sidewalks on one side of the street.
Walter Power opened the hearing up for public comment at this time.
John Turner of 15 Parlee Street addressed the Board and expressed his concern
about the sewerage and where it will tie in.
James Rawlins addressed the Board and expressed his concern about fire truck
access on the street.
Peter Beator of Crowdis Street addressed the Board and expressed his concern
about the lot sizes and the distance between the houses.
Kathy Jennings of Crowdis Street addressed the Board and expressed her
concerns about the fire truck access. She noted that the residents of Malone Drive
say the truck cannot get up there.
Leonard O'Leary asked if the developer had anything in writing regarding the fire
truck access from the fire department. Atty. Beatrice stated that the fire
department approved it.
Ed Poachman of Freeman Road addressed the Board and stated that he has water
problems on his property and often has standing water in his yard. He stated that
he is concerned that this development will add to that.
Barbara Hamilton addressed the Board and expressed her concerns about blasting
and noted that she is worried that her foundation may crack.
There being no further questions or comments regarding this matter, a motion was
made by David Weiner to continue the public hearing to January 17, 2002,
seconded by Gene Collins and approved unanimously.
•
•
•
Walter Power noted that a site visit for this project will be scheduled at the next
meeting.
Continuation of Public Hearing — Site Plan Review — 2 & 12 Goodhue Street
Atty. George Atkins addressed the Board and stated that they have received a
variaince and a waiver from frontage from the ZBA. He referred to the language
used in item #9 of the ZBA decision.
Jeff Fitzgerald, the engineer for the project and explained the changes made to the
plan. He noted that changes were made to the back of the building on the Beaver
Street side.
John Moustakis noted that they are moving the building and there no other
buildings on that side of the street.
Christine Sullivan stated that she wished that they were changing the color of the
sign. She also noted that she felt that this project was a wonderful example of
developers working with the neighborhoods.
Atty. Atkins stated that changes are not likely to be made by the company who
made several significant changes to this plan in response to the neighbors
concerns. He also noted that the neighbors requested landscaping and that plan
will be submitted to the Planning Department.
Walter Power asked if there would be landscaping on the river side of the
building.
Walter Power opened the hearing up for public comment at this time.
Staley McDermott of Dearborn Street addressed the Board and stated that he
thinks that the grass along the building will look anemic, noting that this is not a
factory and the building should be compatible with Salem history.
Tim Jenkins addressed the Board and thanked Atty. Atkins and the design team
for the neighborhood process.
Councillor Regina Flynn addressed the Board and noted that the developer has
agreed to a complete redesign of the building and thanked them for allowing the
neighbors to have so much input.
Walter Power asked if there were any other questions and stated that the Board
would be ready to take action on the project at the next meeting on January 17,
2002.
•
•
•
Motion made by John Moustakis to continue the public hearing to January 17,
2002, seconded by Gene Collins and approved unanimously.
Old / New Business
Walter Power addressed the Board and noted that according to the City Charter,
the Mayor shall appoint a City Planner at the recommendation of the Planning
Board. He suggested that the Board send a letter to Mayor Usovicz, in support of
Joseph Walsh as City Planner.
Bill Cullen moved to send a letter of recommendation to Mayor Usovicz for
Acting City Planner, Joseph Walsh, seconded by Pam Lombardini 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
John Moustakis and approved unanimously.
The meeting was adjourned at 10:00 p.m.
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PB010302
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Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
January 17, 2002 at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
1. Form A — 243 Essex Street, 90 Washington Street & 100 Washington Street.
(7:00 PM — 7:15 PM)
2. Form A — 10 Washington Square WE & 101 Essex Street.
(7:15 PM —7:30 PM)
3. Continuation Public Hearing — Definitive Subdivision Plan- 17-21 Parlee Street.
(7:30 PM — 8:00 PM)
4. Continuation Public Hearing- Site Plan Review — 2 & 12 Goodhue Street
(8:00 PM — 8:30 PM)
5. Continuation Public Hearing — Site Plan Review — 17 Central Street (Old Salem Police
Station).
(8:30 PM — 9:00 PM)
6. 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.
(9:00 PM — 9:30 PM)
7. Old/New Business
(9:30 PM — 9:45 PM)
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: January 14, 2002
RE: Agenda — January 17, 2002
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 — 243 Essex /100 & 90 Washington Streets.
The applicant (Endicott Center Reality Trust/Endicott Center North Condominium) is
filing a Form A to combining Lot 1 with two smaller parcels and a portion of Lot 2,
which is being subdivided. Lot 1 was originally 11,424 S.F., with the combination of the
three other portion of property; the lot will be now 19,004 S.F. Both Lots 1 and 2 will
conform to the dimensional requirements of the B-5 zoning district.
2. Form A —10 Washington Street & 101 Essex Street
The applicant (Three Corners Realty Trust) is filing a Form A as a means of having a
plan of record for the two parcels of land (Parcels 1 &2). The applicant does not wish to
subdivide or create any new lots.
3. Continuation Public Hearing — Definitive Subdivision Plan / Form C —17-21 Parlee
Street.
The Planning Board will continue the 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
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
PB Memorandum
January 14, 2002
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?
• 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.
At the December 20, 2001 meeting, the applicant presented and took comments from the
Board and audience. The applicant at that time had not received comments form the City
Engineer and in addition, was setting up a meeting with Fire Prevention to discuss the
cul-de-sac (since the last meeting, the applicant has meet with the City Engineer to
discuss comments and changes to the project; enclosed are some of the comments by the
City Engineer). A concern especially with the neighbors, is the amount of runoff
generated by the proposed project and if the detention basin will be able to prevent any
increase to flooding in the area. The Board continued the public hearing to January 3,
2002, at that date, a site visit will be scheduled.
January 3, 2002, the applicant indicated to the Board that they were waiting for
comments from the Engineering Department. The applicant has also sent up a meeting
with Fire Prevention to discuss the cul-de-sac. Changes to the site plan should be made
and presented at the January 17th meeting.
•
PB Memorandum
January 14, 2002
4. 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 concem 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 & December 20, 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
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.
January 3, 2002 the applicant made his final presentation. There was discussions
regarding an a agreement in the final decision pertaining to land taken along Bridges and
Goodhue Streets for the possible future widening and traffic improvements for Goodhue
Street. The applicant also needs to submit a final landscaping plan along with a final set
of site plans.
Enclosed is a copy of the Draft Site Plan Review'Decision.
On Saturday, December 15, 2001 a site visit was conducted.
•
•
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PB Memorandum
January 14, 2002
The applicant will need to file with the Conservation Commission for approval.
5. Continuation Public Hearing — Site Plan Review — Philip Singleton, Charing
Reality Trust - 17 Central Street (Old Salem Police Station).
The Planning Board will open a public hearing under site plan review for the property
located at 17 Central Street (Old Salem Police Station). The proposed project involves
the renovation to the existing three story old police station to a fourteen unit, two -
bedroom condominium complex and the construction of additional square footage
(which is being called a carriage house) above to the existing wing on Charter Street.
Additionally, the jail cell wing of the build will be demolished to provide parking for 28
parking spaces.
At the opening of the public hearing on January 3, 2002, one of the concerns that were
raised by the Board was the access to the rear parking area. The entrance/exit onto
Charter Street would have to share a common driveway for both cars and pedestrians.
The Board recommended an additional entranceway for pedestrian access only. Another
concerns regarding the common driveway pertains to delivery access (which there is an
easement) for businesses fronting on the Essex Street Mall. There were also concems
with the configuration of the parking spaces in regards to entering and exiting the rear
parking area and the ability for a trash vehicle to access the dumpster for Red's
restaurant. In addition, parking spaces off of Central Street along the side of' the old
police station building and Red's also use a common driveway for both car parking and
pedestrian access.
The applicant does have to get approval from the Salem Redevelopment Authority and is
currently in the process.
The applicant will not have to file with the Conservation Commission for approval.
6. 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
•
PB Memorandum
January 14, 2002
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.
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 concem 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
•
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•
PB Memorandum
January 14, 2002
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 18th 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, December 6, 2001, December 20, 2001 and January 3, 2002
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.
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Salem Planning Board
Minutes of Meeting
Thursday, January 17, 2002
A regular meeting of the Salem Planning Board was held on Thursday,
January 17, 2002 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, Christine Sullivan and Gene Collins. Carter Vinson
was absent. Also present were Senior Planner Don Cefalo.
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 February 7, 2002.
Bill Cullen moved to continue the public hearing for the Fafard Real Estate
Development Corporation to February 7, 2002, seconded by John Moustakis and
approved unanimously.
Form A — 243 Essex Street / 100 & 90 Washington Streets
Atty. Scott Grover addressed the Board on behalf of his client Endicott Center
Realty Trust/ Endicott Center North Condominium and presented a Form A to
combine Lot 1 with two smaller parcels and a portion of Lot 2, which is being
subdivided. He noted that Lot 1 was originally 11,424 s.f., with the combination
of the three other portions of the property, the lot will now be 19,004 s.f and
both Lots 1 & 2 will conform to the dimensional requirements of the B-5 zoning
district.
Atty. Grover further explained that they are taking the parking lot and adding it to
the realty trust for the use of the apartment building. He also noted that the
easements and pedestrian access will be provided for Mr. Allen for the Foodland
Building.
John Moustakis moved to approve the Form A, seconded by Christine Sullivan
and approved 6-1 with Gene Collins opposed.
Form A — 10 Washington Street & 101 Essex Street
Atty. Scott Grover addressed the Board and presented a Form A for his client
Three Corners Realty Trust. He explained that they are filing the Form A as a
means of having a plan of record for the two parcels of land (parcels 1 & 2) and to
•
•
take advantage of freezing the zoning for three years. He explained that this plan
would incorporate the parking lot across the street into the plan. He also noted
that they do not wish to subdivide or create any new lots at this time.
John Moustakis noted that the Planning Board is the subject of litigation with the
applicant and questioned if the Board should be taking any action until that is
settled.
John Moustakis moved to table the matter until the Planning Board receives an
opinion from the City Solicitor.
Continuation of Public Hearing — Definitive Subdivision Plan / Form C — 17 — 21
Parlee Street
Atty. Beatrice addressed the Board and stated that at the last meeting a number of
issues were raised and Jim Comeau and John Dick from Hancock Environmental
are here this evening to address them.
Jim Comeau addressed the Board and noted that the use of the grinding pump was
a concern and handed out the specifications of the pump to the members of the
Board. He also noted that he is hopeful that the Board would schedule a site visit
before the next meeting.
David Weiner asked if they have received a letter from the fire department
regarding the cul-de-sac. Atty. Beatrice stated that they have not received a letter
yet but they have met with the Fire Department and they have verbally agreed to
it.
Councillor Leonard O'Leary addressed the Board and stated that he talked with
the Fire Chief and he told him that that they would not waive the requirements for
the cul-de-sac.
The Board reviewed a letter from City Engineer Stan Bornstein commenting on
the project. Walter Power suggested that response letter be sent to Mr. Bornstein
answering his concerns.
Mr. Comeau stated that they would have detailed drawings for the next meeting.
Chuck Puleo suggested that they should have check valves in place before and
after the tie in for the utilities.
David Weiner asked the developer if a 90 foot cul-de-sac is required what would
the problem be. Atty. Beatrice stated that the developer would lose two of the lots
in the project.
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•
Gene Collins asked if they would be pumping the sewerage. Jim Comeau stated
that the individual grinding pumps have replaced the pumping station.
Walter Power asked the developer if assuming they get approval for this project,
when would they start. Mr. Comeau stated that they would like to start in the
spring. Walter Power suggested that they should confirm the testing of the
groundwater in the spring when it is the wettest season.
Leonard O'Leary reminded those present that the Conservation Commission still
needs to approve the project.
Denise Sullivan stated that she met with the City Engineer and the project
engineer and they feel that it is headed in the right direction.
Mr. Comeau stated that they would be generating a revised plan for the next
meeting.
Walter Power opened the hearing up for public comment at this time.
Mr. Beaton of Crowdis Street addressed the Board and asked if they has a
statement from the City Engineer on the accuracy of the water pressure in the
neighborhood.
Diane Redican of 42 Crowdis Street addressed the Board and asked who will
maintain the detention pond. Denise Sullivan stated that the city would maintain
it.
Jan Corbett addressed the Board and asked if the decision could include a
provision as to who is responsible for the detention pond.
Walter Power asked the Board if they would like to schedule a site visit. David
Weiner stated that he would prefer to have the requested information from the
City Engineer before viewing the site. Other members indicated that a site visit is
appropriate. The Board scheduled a site visit for January 25, 2002 at 11:00 a.m.
Motion made by Gene Collins to continue the public hearing to February 7, 2002,
seconded by John Moustakis and approved unanimously.
Continuation of Public Hearing — Site Plan Review — 2 & 12 Goodhue Street
Atty. George Atkins addressed the Board and reviewed the changes made to the
plan as the result of discussions with the neighbors. He noted that the final
drawings show the changes to the exit onto Bridge Street, the lighting plan
eliminates the wall packs, and the Planning Department will work with the
developer on the right landscaping details for the front of the building.
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He also noted that the remaining issues have been dealt with in the draft decision.
Atty. Atkins presented the Board with a list of prohibited items that can not be
stored in the storage facility. He noted that any use of outside storage is also
prohibited as well.
Denise Sullivan noted that the decision is a standard decision which can be
revisited by the City Planner.
David Hart of 104 Federal Street addressed the Board and asked what review the
city might take on the signage. Denise Sullivan noted that the Sign Review
Committee will review the signage.
Councillor Regina Flynn asked when the signage would be reviewed. Denise
Sullivan stated that when the applicant applies a hearing would be scheduled.
Martin Nimz of 174A Federal Street addressed the Board and stated that he was
concerned about the signage. Atty. Atkins stated that any changes to the plan
would have to come back to the Planning Board.
Betsy Burns addressed the Board and expressed her concerns about landscaping,
noting the size of the trees etc.
There being no further questions or comments regarding this plan, a motion was
made by John Moustakis to close the public hearing, seconded by Gene Collins
and approved unanimously.
Denise Sullivan reviewed the draft decision for the project.
John Moustakis move to approve the decision for the SPR for 2 & 12 Goodhue
Street, seconded by Bill Cullen and approved 6-0-1 with Christine Sullivan
abstaining.
Atty. Atkins stated that he wished to publicly thank the Planning Board and the
residents for the courtesies extended to him and the developer.
Continuation of Public Hearing — Site Plan Review — 17 Central Street (Old
Salem Police Station)
Atty. Steve Lovely addressed the Board and reported that they met with the DRB,
the Planning Department and the City Solicitor and a site visit was held by the
Planning Board. He noted that they have looked at the suggestions that were
made at the last meeting and turned the meeting over to the Architect, Jack
French.
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Mr. French stated that they met with John Goff of Historic Salem and reviewed
the changes that they have made to the plan. He noted that space on the first floor
has been revised for Artists Galleries.
Walter Power questions why there were objections to patio's for the units. Mr.
French reported that Historic Salem had some concerns about them.
John Drivas, the Owner of Red's Sandwich Shop addressed the Board and stated
that he felt that the patio's were a good idea for an area that is presently used as a
dog toilet.
Christine Sullivan stated that she was thrilled that they revised the plan to include
artists galleries, noting that she thought that it was a nice addition to the
residential. She suggested that they investigate the patios.
Mr. French reported that the carriage house has been redesigned at the request of
the SRA and explained the plan.
Walter Power opened the hearing up for public comment at this time.
Ward One Councillor Claudia Chuber addressed the Board and noted that she met
with the developer and she likes the plan. She asked if the handicap access has
been addressed. Mr. French stated that the building inspector will have to
approve that.
Joe O'Neill of Salem addressed the Board on behalf of the Carpenters Union and
requested that Salem residents work on the project.
Lloyd Ternus of 16 Pickman Street addressed the Board and asked if there was a
board that checks into the credentials of the developer. Denise Sullivan explained
the roles of the Planning Board and the SRA in this approval process.
A resident of Bentley Street addressed the Board and expressed her concern about
the developer. She noted that she was involved in the Essex Street Library
development and that building is not an asset to the neighborhood.
There being no further comments or questions regarding this matter this evening a
motion was made by Gene Collins to continue the public hearing to February 7,
2002, seconded by Christine Sullivan and approve unanimously.
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There being no further business to come before the Planning Board this evening a
motion was made by John Moustakis to adjourn the meeting, seconded by Gene
Collins and approved unanimously.
The meeting was adjourned at 10: 30 p.m.
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PB011702
Qtitp of &alem, flitaMSacljugettt
Manning 3oarb
ne 'alem reen 11,
c
You are hereby notified that the Salem Planning Board will hold its regular meeting on Tliuxsday, 0'
Notice of Meeting
February 7, 2002 at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
0
Walter B. Power, III
Chairman
Tentative Agenda:
1. Continuation Form A — 10 Washington Square WE & 101 Essex Street.
2. Continuation Public Hearing — Site Plan Review — 17 Central Street (Old Salem Police
Station).
3. Continuation Public Hearing — Definitive Subdivision Plan- 17-21 Parlee Street.
(Continued to March 7, 2002)
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.
5. OId1New Business
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City Hai? ......gin, 4:.. . on
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7-7
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One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
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City of iatem, flattooettbuoetto
Planning jgoarb
One &Mem ';-reen
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: February 4, 2002
RE: Agenda — February 7, 2002
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 A —10 Washington Street & 101 Essex Street
The applicant (Three Comers Realty Trust) is filing a Form A as a means of having a
plan of record for the two parcels of land (Parcels 1 &2). The applicant does not wish to
subdivide or create any new lots.
At the January 17, 2002, Planning Board meeting, the Board did not take action on the
Form A until they receive a decision from the City Solicitor regarding any conflict of
issues with the applicant (Hawthorne Hotel). The Hawthorne Hotel has a lawsuit with
the Planning Boarding in regards to the Pickering Wharf Hotel project.
2. Continuation Public Hearing — Definitive Subdivision Plan / Form C —17-21 Parke
Street.
The applicant has request a continuance of the public hearing until March 7, 2002,
enclosed is a copy of the request.
\ 3. Continuation Public Hearing — Site Plan Review — Philip Singleton, Charing
Reality Trust - 17 Central Street (Old Salem Police Station).
The Planning Board will open a public hearing under site plan review for the property
located at 17 Central Street (Old Salem Police Station). The proposed project involves
the renovation to the existing three story old police station to a fourteen unit, two -
bedroom condominium complex and the construction of additional square footage
(which is being called a carriage house) above to the existing wing on Charter Street.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
•
PB Memorandum
February 4, 2002
Additionally, the jail cell wing of the build will be demolished to provide parking for 28
parking spaces.
At the opening of the public hearing on January 3, 2002, one of the concerns that were
raised by the Board was the access to the rear parking area. The entrance/exit onto
Charter Street would have to share a common driveway for both cars and pedestrians.
The Board recommended an additional entranceway for pedestrian access only. Another
concerns regarding the common driveway pertains to delivery access (which there is an
easement) for businesses fronting on the Essex Street Mall. There were also concerns
with the configuration of the parking spaces in regards to entering and exiting the rear
parking area and the ability for a trash vehicle to access the dumpster for Red's
restaurant. In addition, parking spaces off of Central Street along the side of the old
police station building and Red's also use a common driveway for both car parking and
pedestrian access.
The applicant does have to get approval from the Salem Redevelopment Authority and is
currently in the process.
January 17, 2002, the applicant discussed the possibility of gallery space for the first
floor condominium unites that face Central Street. There was also discussion of the
basement units and creating outdoors sitting areas, which would be below street level.
However, the SRA may not favor this idea. The parking is still an issue, which has to be
further looked into.
On January 25,2002, the Board conducted a site visit.
This project does not require 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 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
February 4, 2002
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 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
February 4, 2002
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.
November 1 & 15, 2001, December 6, 2001, December 20, 2001, January 3, 2002 and
February 7, 2002 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, February 7, 2002
A regular meeting of the Salem Planning Board was held on Thursday,
February 7, 2002 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, Pamela Lombardini,
Christine Sullivan, Chuck Puleo and Gene Collins. Carter Vinson, Bill Cullen
and John Moustakis were absent. Also present were Senior Planner Don Cefalo,
and Eileen Sacco, Clerk.
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 February 21, 2002.
Gene Collins moved to continue the public hearing for the Fafard Real Estate
Development Corporation to February 21, 2002, seconded by David Weiner and
approved unanimously.
Continuation of Public Hearing — Site Plan Review —17 Central Street (Old
Salem Police Station)
Don Cefalo reported that the applicant has requested a continuation of the public
hearing to February 21, 2002.
Gene Collins moved to continue the public hearing for the Charing Realty Trust
to February 21, 2002, seconded by David Weiner and approved unanimously.
Continuation of Public Hearing — Definitive Subdivision Plan / Form C —17 — 21
Parlee Street
Don Cefalo reported that the applicant has requested a continuation of the public
hearing to March 7, 2002.
Gene Collins moved to continue the public hearing for the Charing Realty Trust
to March 7, 2002, seconded by David Weiner and approved unanimously.
Continuation Form A — 10 Wahsington Souare WE — Three Corners Realty Trust
— Hawthorne Hotel
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•
•
Don Cefalo addressed the Board and noted that the Board had requested a ruling
from the City Solicitor regarding the pending litigation by the applicant and the
approval of this request. He noted that a response has been received and the
Board is obligated to approve the request if there are no outstanding issues.
Gene Collins expressed his concern about joining a separate parking area with the
building. Denise Sullivan noted that they are not creating any new Tots and it is
appropriate to approve the Form A.
Chuck Puleo moved approval, seconded by Pam Lombardini, and approved
unanimously.
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
David Weiner and approved unanimously.
The meeting was adjourned at 7:30 p.m.
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PB020702
•
NOTICE OF CANCELLATION OF MEETING
You are hereby notified that the Salem Planning Board meeting scheduled to be held on
Thursday, February 21, 2002, at 7:00 PM in Room 313, Third Floor at 120 Washington Street
has been canceled. The next regular Planning Board meeting will be held on Thursday, March 7,
2002.
Walter B. Power, III
Chairman
•
•
•
Salem Planning Board
Minutes of Meeting
Thursday, February 21, 2002
The regular meeting of the Salem Planning Board scheduled for February 21,
2002, was canceled.
Eileen M. Sacco, Clerk
PB022102
CV of ,aiem, iaagiatijugetltt Er;I; s OFFICE
Planning 3goarb
One 6alem ereen 2p02 MAR -14 A 3 I b
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
March 7, 2002, at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
1, Continuation Public Hearing — Definitive Subdivision Plan- 17-21 Parlee Street
(7:00 PM — 7:30 PM)
2. Continuation Public Hearing — Site Plan Review — 17 Central Street (Old Salem Police
Station).
(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)
The notice posted an -Official Bulletin Boort
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•
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MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: March 4, 2002
RE: Agenda — March 7, 2002
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 — Definitive Subdivision Plan / Form C —17-21 Parlee
Street.
The Planning Board will continue the 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?
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
PB Memorandum
March 4, 2002
• Width of cul-de-sac must be 90 feet from curb to curb.
• Location of master firebox?
• 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.
At the December 20, 2001 meeting, the applicant presented and took comments from the
Board and audience. The applicant at that time had not received comments form the City
Engineer and in addition, was setting up a meeting with Fire Prevention to discuss the
cul-de-sac (since the last meeting, the applicant has meet with the City Engineer to
discuss comments and changes to the project; enclosed are some of the comments by the
City Engineer). A concern especially with the neighbors, is the amount of runoff
generated by the proposed project and if the detention basin will be able to prevent any
increase to flooding in the area. The Board continued the public hearing to January 3,
2002, at that date, a site visit will be scheduled.
January 3, 2002, the applicant indicated to the Board that they were waiting for
comments from the Engineering Department. The applicant has also sent up a meeting
with Fire Prevention to discuss the cul-de-sac. Changes to the site plan should be made
and presented at the January 17th.
January 17, 2002, the applicant is now going to use individual grinder pumps instead of
the main sewer pump house. The Board was concerned about in the event of a power loss
will the individual holding tanks be sufficient until power is restored. The Board also
wanted the applicant to provide information for the amount of power loss in the area over
the past five years. The Board request to the applicant that check valves be installed in all
the grinder pump systems. The cul-de —sac is being reviewed by the Fire Chief.
Site visit on January 25, 2002, at the site visit the Board had an opportunity to look at
Malone Drive and the under sized cul-de-sac. The Board did notice that the cul-de-sac
had a sidewalk all the way around it. The Board discussed the drainage outfall for the
property at 15 Parlee Street. This outfall would have to be extended under the new Parlee
street extension and that the drain pipe should be cast iron in order that take the weight of
PB Memorandum
March 4, 2002
the road. The Board also discussed that the property at 1 Malone Drive, it seems that the
property fence is located on the applicants and possibly city property. This issue is being
discussed with the City Engineering Department.
The Fire Chief has determined that the cul-de-sac proposed would not be approved and
that a 90-foot cul-de-sac will be requirement. However, the applicant still wants to come
before the Board on Thursday, March 7, 2002, to discuss further options. Enclosed is a
letter from the Fire Chief regarding the cul-de-sac and a letter from the neighbors
regarding the sewer pump system.
2. Continuation Public Hearing — Site Plan Review — Philip Singleton, Charing
Reality Trust - 17 Central Street (Old Salem Police Station).
The Planning Board will open a public hearing under site plan review for the property
located at 17 Central Street (Old Salem Police Station). The proposed project involves
the renovation to the existing three story old police station to a fourteen unit, two -
bedroom condominium complex and the construction of additional square footage
(which is being called a carriage house) above to the existing wing on Charter Street.
Additionally, the jail cell wing of the build will be demolished to provide parking for 28
parking spaces.
At the opening of the public hearing on January 3, 2002, one of the concerns that were
raised by the Board was the access to the rear parking area. The entrance/exit onto
Charter Street would have to share a common driveway for both cars and pedestrians.
The Board recommended an additional entranceway for pedestrian access only. Another
concerns regarding the common driveway pertains to delivery access (which there is an
easement) for businesses fronting on the Essex Street Mall. There were also concerns
with the configuration of the parking spaces in regards to entering and exiting the rear
parking area and the ability for a trash vehicle to access the dumpster for Red's
restaurant. In addition, parking spaces off of Central Street along the side of the old
police station building and Red's also use a common driveway for both car parking and
pedestrian access.
January 17, 2002, the applicant discussed the possibility of gallery space for the first
floor condominium unites that face Central Street. There was also discussion of the
basement units and creating outdoors sitting areas, which would be below street level.
However, the SRA may not favor this idea. The parking is still an issue, which has to be
further looked into.
On January 25,2002, the Board conducted a site visit.
February 7 & 21, 2002, hearings were continued.
The applicant does have to get approval from the Salem Redevelopment Authority and is
currently in the process.
The applicant will not have to file with the Conservation Commission for approval.
PB Memorandum
March 4, 2002
•
•
•
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 td 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.
PB Memorandum
March 4, 2002
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 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
PB Memorandum
March 4, 2002
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, December 6 & 20, 2001, January 3 & 17, 2002, February 7
& 21, 2002, hearings 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.
•
•
•
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on
Thursday, March 21, 2002, at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
1. Public Hearing - Wetlands and Flood Hazard Districts - Amerada Hess Corporation —
295 Derby Street.
(7:00 PM — 7:30 PM)
2. Continuation Public Hearing — Definitive Subdivision Plan- 17-21 Parlee Street.
(7:30 PM — 8:00 PM)
3. Continuation Public Hearing — Site Plan Review — 17 Central Street (Old Salem Police
Station).
(8:00 PM — 8:30 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, Comer of Trader's Way and First Street.
(8:30 PM — 9:00 PM)
5. Old/New Business
(9:00 PM — 9:15 PM)
Citp of 'aMem, ac‘csatijuoettEi
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One'aIem 'bb teen
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: March 18, 2002
RE: Agenda — March 21, 2002
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 - Wetlands and Flood Hazard Districts - Amerada Hess
Corporation - 295 Derby Street.
The Planning Board Public Hearing under Section 7-16, Wetlands and Flood Hazard
Districts, of the Salem Zoning Ordinance at the request of Amerada Hess Corporation,
c/o Bohler Engineering for the property located at 295 Derby Street. The proposed
project involves the demolition of the existing Hess gas station and associated gas pump
islands. The new plans show the construction of a 1, 660 sq. ft. building, two pump
islands, utilities, and landscaping.
2. Continuation Public Hearing — Definitive Subdivision Plan / Form C —17-21 Parlee
Street.
The Planning Board will continue the 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.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
PB Memorandum
March 18, 2002
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?
• 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.
At the December 20, 2001 meeting, the applicant presented and took comments from the
Board and audience. The applicant at that time had not received comments form the City
Engineer and in addition, was setting up a meeting with Fire Prevention to discuss the
cul-de-sac (since the last meeting, the applicant has meet with the City Engineer to
discuss comments and changes to the project; enclosed are some of the comments by the
City Engineer). A concern especially with the neighbors, is the amount of runoff
generated by the proposed project and if the detention basin will be able to prevent any
increase to flooding in the area. The Board continued the public hearing to January 3,
2002, at that date, a site visit will be scheduled.
January 3, 2002, the applicant indicated to the Board that they were waiting for
comments from the Engineering Department. The applicant has also sent up a meeting
with Fire Prevention to discuss the cul-de-sac. Changes to the site plan should be made
and presented at the January 17th.
January 17, 2002, the applicant is now going to use individual grinder pumps instead of
the main sewer pump house. The Board was concerned about in the event of a power loss
PB Memorandum
March 18, 2002
will the individual holding tanks be sufficient until power is restored. The Board also
wanted the applicant to provide information for the amount of power loss in the area over
the past five years. The Board request to the applicant that check valves be installed in all
the grinder pump systems. The cul-de —sac is being reviewed by the Fire Chief.
Site visit on January 25, 2002, at the site visit the Board had an opportunity to look at
Malone Drive and the under sized cul-de-sac. The Board did notice that the cul-de-sac
had a sidewalk all the way around it. The Board discussed the drainage outfall for the
property at 15 Parlee Street. This outfall would have to be extended under the new Parlee
street extension and that the drain pipe should be cast iron in order that take the weight of
the road. The Board also discussed that the property at 1 Malone Drive, it seems that the
property fence is located on the applicants and possibly city property. This issue is being
discussed with the City Engineering Department.
The Fire Chief has determined that the cul-de-sac proposed would not be approved
and that a 90-foot cul-de-sac will be requirement. However, the applicant still wants
to come before the Board on Thursday, March 21, 2002, to discuss further options.
3. Continuation Public Hearing — Site Plan Review — Philip Singleton, Charing
Reality Trust - 17 Central Street (Old Salem Police Station).
The Planning Board will open a public hearing under site plan review for the property
located at 17 Central Street (Old Salem Police Station). The proposed project involves
the renovation to the existing three story old police station to a fourteen unit, two -
bedroom condominium complex and the construction of additional square footage
(which is being called a carriage house) above to the existing wing on Charter Street.
Additionally, the jail cell wing of the build will be demolished to provide parking for 28
parking spaces.
At the opening of the public hearing on January 3, 2002, one of the concerns that were
raised by the Board was the access to the rear parking area. The entrance/exit onto
Charter Street would have to share a common driveway for both cars and pedestrians.
The Board recommended an additional entranceway for pedestrian access only. Another
concerns regarding the common driveway pertains to delivery access (which there is an
easement) for businesses fronting on the Essex Street Mall. There were also concerns
with the configuration of the parking spaces in regards to entering and exiting the rear
parking area and the ability for a trash vehicle to access the dumpster for Red's
restaurant. In addition, parking spaces off of Central Street along the side of the old
police station building and Red's also use a common driveway for both car parking and
pedestrian access.
January 17, 2002, the applicant discussed the possibility of gallery space for the first
floor condominium unites that face Central Street. There was also discussion of the
basement units and creating outdoors sitting areas, which would be below street level.
However, the SRA may not favor this idea. The parking is still an issue, which has to be
further looked into.
PB Memorandum
March 18, 2002
On January 25,2002, the Board conducted a site visit.
February 7 & 21, 2002, hearings were continued.
At the March 7, 2002 meeting the applicant agreed to install three City of Salem
Standard Municipal lights, hvo on Central Street and one on Charter Street. These
lights will replace the existing cobra style streetlights.
Enclosed is a Draft Decision.
The applicant does have to get approval from the Salem Redevelopment Authority and is
currently in the process.
The applicant will not have to file with 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 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.
•
PB Memorandum
March 18, 2002
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 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.
PB Memorandum
March 18, 2002
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 18th 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, December 6 & 20, 2001, January 3 & 17, 2002, February 7
& 21, 2002 and March 7, 2002, hearings were continued.
A memo from the Cite Engineer stated that there is not adequate water pressure
available for the site at this time. This memo along with a cover from Denise
Sullivan was sent out to the Planning Board Members last week.
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.
•
Citp of &aMem, inalzatijussettEi
Manning 7 oarb
I17
ne 'atem 'f-reen
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
April 4, 2002, at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
1. Form A — 27 — 31 Cedarcrest Avenue.
(7:00 PM — 7:15 PM)
2. Public Hearing - Wetlands and Flood Hazard Districts - Amerada Hess Corporation —
295 Derby Street.
(7:15 PM — 7:45 PM)
3. Continuation Public Hearing — Definitive Subdivision Plan- 17-21 Parlee Street.
(7:45 PM — 8:15 PM)
4. Continuation Public Hearing — Site Plan Review — 17 Central Street (Old Salem Police
Station).
(8:15 PM — 8:45 PM)
5. 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.
(8:45 PM — 9:00 PM)
6. Old/New Business
• (9:00 PM — 9:15 PM)
One Salem Green, Salem, Massachusetts 01970 (978) 745.9595 ext. 311 Fax (978) 740-0404
•
•
QCitp of ancient, tiamsacijusettc‘
planning 7oarb
One 6alem Often
MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: April 1, 2002
RE: Agenda — April 4, 2002
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 yours truly, have
any questions pertaining to the agenda items.
1. Form A - 27 — 31 Cedarcrest Avenue.
The applicant (Peter Mormino & Grace Creighton) is requesting to subdivide the three
existing lots into four lots (Lots 1, 2,3 & 4). All four lots meet the size and frontage
requirements for an area Zoned R-1. The applicant is planning to build on Lots 1-3 that
face the existing paved Cedarcrest Avenue and not on Lot 4 at this time.
2. Public Hearing - Wetlands and Flood Hazard Districts - Amerada Hess
Corporation - 295 Derby Street.
The Planning Board Public Hearing under Section 7-16, Wetlands and Flood Hazard
Districts, of the Salem Zoning Ordinance at the request of Amerada Hess Corporation,
c/o Bohler Engineering for the property located at 295 Derby Street. The proposed
project involves the demolition of the existing Hess gas station and associated gas pump
islands. The new plans show the construction of a 1, 660 sq. ft. building, two pump
islands, utilities, and landscaping.
3. Continuation Public Hearing — Definitive Subdivision Plan / Form C —17-21 Parlee
Street.
The Planning Board will continue the 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.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
PB Memorandum
April 1, 2002
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?
• 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.
At the December 20, 2001 meeting, the applicant presented and took comments from the
Board and audience. The applicant at that time had not received comments form the City
Engineer and in addition, was setting up a meeting with Fire Prevention to discuss the
cul-de-sac (since the last meeting, the applicant has meet with the City Engineer to
discuss comments and changes to the project; enclosed are some of the comments by the
City Engineer). A concem especially with the neighbors, is the amount of runoff
generated by the proposed project and if the detention basin will be able to prevent any
increase to flooding in the area. The Board continued the public hearing to January 3,
2002, at that date, a site visit will be scheduled.
January 3, 2002, the applicant indicated to the Board that they were waiting for
comments from the Engineering Department. The applicant has also sent up a meeting
PB Memorandum
April 1, 2002
with Fire Prevention to discuss the cul-de-sac. Changes to the site plan should be made
and presented at the January 17th.
January 17, 2002, the applicant is now going to use individual grinder pumps instead of
the main sewer pump house. The Board was concerned about in the event of a power loss
will the individual holding tanks be sufficient until power is restored. The Board also
wanted the applicant to provide information for the amount of power loss in the area over
the past five years. The Board request to the applicant that check valves be installed in all
the grinder pump systems. The cul-de —sac is being reviewed by the Fire Chief.
Site visit on January 25, 2002, at the site visit the Board had an opportunity to look at
Malone Drive and the under sized cul-de-sac. The Board did notice that the cul-de-sac
had a sidewalk all the way around it. The Board discussed the drainage outfall for the
property at 15 Parlee Street. This outfall would have to be extended under the new Parlee
street extension and that the drain pipe should be cast iron in order that take the weight of
the road. The Board also discussed that the property at 1 Malone Drive, it seems that the
property fence is located on the applicants and possibly city property. This issue is being
discussed with the City Engineering Department.
The Fire Chief has determined that the cul-de-sac proposed would not be approved
and that a 90-foot cul-de-sac will be requirement. However, the applicant still wants
to come before the Board on Thursday, April 4, 2002, to discuss further options.
4. Continuation Public Hearing — Site Plan Review — Philip Singleton, Charing
Reality Trust -17 Central Street (Old Salem Police Station).
The Planning Board will open a public hearing under site plan review for the property
located at 17 Central Street (Old Salem Police Station). The proposed project involves
the renovation to the existing three story old police station to a fourteen unit, two -
bedroom condominium complex and the construction of additional square footage
(which is being called a carriage house) above to the existing wing on Charter Street.
Additionally, the jail cell wing of the build will be demolished to provide parking for 28
parking spaces.
At the opening of the public hearing on January 3, 2002, one of the concerns that were
raised by the Board was the access to the rear parking area. The entrance/exit onto
Charter Street would have to share a common driveway for both cars and pedestrians.
The Board recommended an additional entranceway for pedestrian access only. Another
concems regarding the common driveway pertains to delivery access (which there is an
easement) for businesses fronting on the Essex Street Mall. There were also concerns
with the configuration of the parking spaces in regards to entering and exiting the rear
parking area and the ability for a trash vehicle to access the dumpster for Red's
restaurant. In addition, parking spaces off of Central Street along the side of the old
police station building and Red's also use a common driveway for both car parking and
pedestrian access.
PB Memorandum
April 1, 2002
January 17, 2002, the applicant discussed the possibility of gallery space for the first
floor condominium unites that face Central Street. There was also discussion of the
basement units and creating outdoors sitting areas, which would be below street level.
However, the SRA may not favor this idea. The parking is still an issue, which has to be
further looked into.
On January 25,2002, the Board conducted a site visit.
February 7 & 21, 2002, hearings were continued.
At the March 7, 2002 meeting the applicant agreed to install three City of Salem
Standard Municipal lights, two on Central Street and one on Charter Street. These lights
will replace the existing cobra style streetlights.
Enclosed is a Draft Decision.
The applicant does have to get approval from the Salem Redevelopment Authority and is
currently in the process.
The applicant will not have to file with the Conservation Commission for approval.
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 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
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PB Memorandum
April 1, 2002
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 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
PB Memorandum
April 1, 2002
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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"' 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, December 6 & 20, 2001, January 3 & 17, 2002, February 7
& 21, 2002 and March 7, 2002, hearings were continued.
A memo from the City Engineer stated that there is not adequate water pressure
available for the site at this time. This memo along with a cover from Denise
Sullivan was sent out to the Planning Board Members two weeks ago.
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.
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Salem Planning Board
Minutes of Meeting
Thursday, April 4, 2002
A regular meeting of the Salem Planning Board was held on Thursday,
April 4, 2002 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, Bill Cullen, John
Moustakis, Pamela Lombardini, Christine Sullivan, Chuck Puleo and Gene
Collins. Carter Vinson was absent. Also present were Senior Planner Don
Cefalo, and Eileen Sacco, Clerk.
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 they be
allowed to withdraw without prejudice. Motion made by Gene Collins to allow
Fafard Real Estate and Development Corporation to withdraw their application
with out prejudice, seconded by John Moustakis and approved unanimously.
Form A — 27-31 Cedarcrest Avenue
Atty. George Atkins addressed the Board and explained the Form A application of
Peter Mormino and Grace Creighton. He explained that they are requesting to
subdivide the three existing lots into four lots (Lots 1,2,3, & 4). He noted that all
four lots meet the size and frontage requirements for an area zoned R-1. Atty.
Atkins stated that the applicant plans to build on Lots 1-3 that face the existing
paved Cedarcrest Avenue and not on Lot 4 at this time.
Walter Power expressed concern that the road is only 15 feet wide at the
narrowest and it would be difficult for fire access at that point.
Atty. Atkins noted that the fourth lot is not buildable because it does not have 100
feet of frontage.
Walter Power suggested that the Board take a site visit to the area. The Board
scheduled a site visit for Monday, April 8, 2002 at 5:00 p.m.
Bill Cullen moved to continue the public hearing to April 18, 2002, seconded by
John Moustakis and approved unanimously.
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Public Hearing — Wetlands Flood Hazard Special Permit — Amerada Hess
Corporation
Todd Rodman of Seder & Chandler addressed the Board and introduced Lucien
DiStefano of Bohler Engineering to present the plans for the demolition of the
existing Hess gas station located at295 Derby Street. The demolition includes the
existing gas station and associated gas pump islands. The new plan shows the
construction of a 1,660 s.f. building two pump islands, utilities and landscaping.
Mr. DiStefano explained that the new building will house a convenience store and
the existing canopy would remain.
Mr. DiStefano noted that they are working with the state and Chapter 91 to find a
mix that works for the city and the state. He noted that they are mindful of the
Harbor Plan and the River Walk along the harbor.
Mr. DiStefano noted that the original plan proposed a standard Hess building, but
after meeting with the DRB they didn't feel that it would fit in with the character
of the neighborhood. He explained that they are now proposing a brick facade in
keeping with the historic design of Derby Street.
David Weiner asked what their plans are for the space in the back of the building.
Mr. DiStefano stated that they have been working with Joe Walsh and the
Planning Department on the design of the their portion of the Harbor Walk, and
they will use a rail to separate the proposed Harbor Walk and will install benches.
He also noted that they would be applying for a Chapter 91 license when all local
approvals are granted.
Chuck Puleo asked to have the traffic circulation on the site explained. Mr.
DiStefano explained the traffic circulation on the site and noted that it would
affectedly be unchanged from what it is not.
Denise Sullivan explained that the Harbor Walk is in the design stages at this time
for the other side of the river and this side of the river will be treated on a case by
case basis.
David Weiner asked to have the signage for the building explained. Mr.
DiStefano explained that they are planning a small Hess Express wall sign.
Walter Power noted that the HVAC units are not shown on the plan. Mr.
DiStefano explained that the HVAC equipment is away from the roof line and
will be screened.
Walter Power noted that the checker board sign is not in keeping with the
downtown and requested that they take a look at that.
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Walter Power opened the hearing up for public comment at this time.
Councillor Leonard O'Leary asked what the hours of operation of the station
would be. Atty. Rodman stated that they will be looking 24 hour operation.
Walter Power read the comments from other city boards and commission's.
There being no further comments or questions at this time a motion was made by
John Moustakis to continue the Public Hearing to April 18, 2002, seconded by
Gene Collins and approved unanimously.
Continuation of Public Hearing — Definitive Subdivision Plan — 17-21 Parlee
Street
Atty. Tom Beatrice addressed the Board and noted that the Planning Board held a
site visit. A discussion was held on the cul-de-sac vs. hammerhead tumaround.
Atty. Beatrice stated that the Fire Department supports the hammerhead
turnaround and not a small cul-de-sac. He stated that they have tried to address
the concerns of the fire department and the Board and feel that their best option
now is a hammerhead turnaround. He stated that they would like to get a
consensus of the feeling of the Board. He presented a letter from the fire
department regarding the access.
Atty. Beatrice explained their proposal and stated that the design is a hammerhead
with the incorporation of the cul-de-sac. He stated that they do not own all of the
lots in the area.
Bill Cullen referred to the letter from the fire department and noted that the letter
mentions "intermittent" and he sees that as a stop gap.
Christine Sullivan addressed Atty. Beatrice and stated that she doesn't see this
letter as approval from the fire department.
David Weiner suggested that they get a letter from the fire department that spells
out the approval of the hammerhead turnaround.
Walter Power agreed and stated that the letter from the Fire Chief would have to
state that the hammerhead turnaround would be permanent and also would have to
clear up the if he approved the combination hammerhead / cul-de-sac turnaround.
John Moustakis agreed and stated he would like a letter of clarification.
Mr. DiBiase addressed the Planning Board and stated that he cannot prevent the
road from being extended if someone else wants access to their lots.
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Chuck Puleo suggested that the letter from the Fire Chief should reference the
plan.
Walter Power opened the hearing up for Public Comment at this time.
Bob Jones of 1 Malone Drive addressed the Board and asked the developer if he
has had any contact with the owner of the property that abuts his property.
Diane Redican of 42 Crowdis Street addressed the Board and expressed her
concerns that the neighbors are opposed to a hammerhead tumaround. She stated
that they feel that it will turn into a direct access road to Dell Street.
Walter Power reminded the neighbors that Dell Street is not before the Planning
Board at this time and they cannot discuss that.
Jan Corbett of Parlee Street addressed the Board and expressed her concerns
about the sewerage pumping up hill. She also asked if the DPW and the City
Engineer have approved the plan.
Jim Corbett of Parlee Street addressed the Board and suggested that the Board
should invite the Fire Chief to the next meeting to address the issues.
There being no further questions or comments this evening a motion was made by
John Moustakis to continue the public hearing to April 18, 2002, seconded by Bill
Cullen and approved unanimously.
Continuation of Public Hearing — Site Plan Review — Charing Realty Trust — 17
Central Street (Old Salem Police Station)
Atty. Steve Lovely addressed the Board and reviewed a letter from Denise
Sullivan regarding the project.
Walter Power asked if there was a solution to the dumpster location. Atty. Lovely
stated that they have an agreement with Red's for access for as long as the
property is a restaurant. He stated that any other use would require negotiations
with the condo association.
Walter Power asked where the condo trash would be stored. Atty. Lovely stated
that it would be stored in the basement of the building.
A discussion of the disposal of the antiques in the old police station was held.
Christine Sullivan stated that she hoped that they would be available if someone
wants them. Mr. Singleton stated that he would work something out on that.
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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 plan, Bill Cullen
moved to close the public hearing, seconded by Gene Collins and approved
unanimously.
The Planning Board reviewed the draft decision.
John Moustakis moved to approve the decision as amended, 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
David Weiner and approved unanimously.
The meeting was adjourned at 10:30 p.m.
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PB040402
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ettp of baiem, filaossittbuotttO
Planning j8oarb
Sne'aiem green
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on Thursday,
April 18, 2002, at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
1. Continuation Form A — 27 — 31 Cedarcrest Avenue.
(7:00 PM — 7:30 PM)
2. Continuation Public Hearing - Wetlands and Flood Hazard Districts - Amerada Hess
Corporation — 295 Derby Street.
(7:30 PM — 8:00 PM)
3. Continuation Public Hearing — Definitive Subdivision Plan- 17-21 Parlee Street
(8:00 PM — 8:30 PM)
4. Old/New Business
(8:39 PM — 9:00 PM)
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
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Citp of 'atent, frtaisoarbusetto
planning Woad)
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MEMORANDUM
TO: Planning Board Members
FROM: Don Cefalo, Senior Planner
Salem Planning Department
DATE: April 16, 2002
RE: Agenda — April 18, 2002
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 yours truly, have any
questions pertaining to the agenda items.
1. Form A - 27 — 31 Cedarcrest Avenue.
The applicant (Peter Mormino & Grace Creighton) is requesting to subdivide the three
existing lots into four lots (Lots 1, 2,3 & 4). All four lots meet the size and frontage
requirements for an area Zoned R-1. The applicant is planning to build on Lots 1-3 that
face the existing paved Cedarcrest Avenue and not on Lot 4 at this time. The Planning
Board conducted a site visit on Monday, April 8, 2002.
2. Public Hearing - Wetlands and Flood Hazard Districts - Amerada Hess
Corporation - 295 Derby Street.
The Planning Board Public Hearing under Section 7-16, Wetlands and Flood Hazard
Districts, of the Salem Zoning Ordinance at the request of Amerada Hess Corporation,
c/o Bohler Engineering for the property located at 295 Derby Street. The proposed
project involves the demolition of the existing Hess gas station and associated gas pump
islands. The new plans show the construction of a 1, 660 sq. fi. building, two pump
islands, utilities, and landscaping.
A the last meeting the Board asked if the checker board boarder located at the top of the
building could be changed to a solid green color. The applicant was going to respond to
the various city department comments.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
PB Memorandum
April 1, 2002
3. Continuation Public Hearing — Definitive Subdivision Plan / Form C —17-21 Parlee
Street.
The Planning Board will continue the 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?
• 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.
At the December 20, 2001 meeting, the applicant presented and took comments from the
Board and audience. The applicant at that time had not received comments form the City
Engineer and in addition, was setting up a meeting with Fire Prevention to discuss the cul-
de-sac (since the last meeting, the applicant has meet with the City Engineer to discuss
comments and changes to the project; enclosed are some of the comments by the City
Engineer). A concern especially with the neighbors, is the amount of runoff generated by
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PB Memorandum
April 1, 2002
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the proposed project and if the detention basin will be able to prevent any increase to
flooding in the area. The Board continued the public hearing to January 3, 2002, at that
date, a site visit will be scheduled.
January 3, 2002, the applicant indicated to the Board that they were waiting for
comments from the Engineering Department. The applicant has also sent up a meeting
with Fire Prevention to discuss the cul-de-sac. Changes to the site plan should be made
and presented at the January 17th.
January 17, 2002, the applicant is now going to use individual grinder pumps instead of
the main sewer pump house. The Board was concerned about in the event of a power loss
will the individual holding tanks be sufficient until power is restored. The Board also
wanted the applicant to provide information for the amount of power loss in the area over
the past five years. The Board request to the applicant that check valves be installed in all
the grinder pump systems. The cul-de —sac is being reviewed by the Fire Chief.
Site visit on January 25, 2002, at the site visit the Board had an opportunity to look at
Malone Drive and the under sized cul-de-sac. The Board did notice that the cul-de-sac had
a sidewalk all the way around it. The Board discussed the drainage outfall for the property
at 15 Parlee Street. This outfall would have to be extended under the new Parlee street
extension and that the drain pipe should be cast iron in order that take the weight of the
road. The Board also discussed that the property at 1 Malone Drive, it seems that the
property fence is located on the applicants and possibly city property. This issue is being
discussed with the City Engineering Department.
The Fire Chief has determined that the cul-de-sac proposed would not be approved and
that a 90-foot cul-de-sac will be requirement. However, the applicant still wants to come
before the Board on Thursday, April 4, 2002, to discuss further options.
At the April 4, 2002 meeting, the Board requested a clarification of the Fire Chiefs letter
regarding the proposed hybrid hammerhead/ cul-de-sac. The Board requested that Chief
Turner attend the next meeting to clarify his position on this issue. The Board also
requested that the City Solicitor comment on the legal issues associated with the cul-de-
sac and detention pond, which will eliminate possible vehicular access to future
development.
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Salem Planning Board
Minutes of Meeting
Thursday, April 18, 2002
A regular meeting of the Salem Planning Board was held on Thursday,
April 18, 2002 in the third floor conference room at 120 Washington Street,
Salem, Massachusetts at 7:00 p.m.
Those present were: Chairman Walter Power, Bill Cullen, John Moustakis,
Pamela Lombardini, Christine Sullivan, and Chuck Puleo. David Weiner, Gene
Collins and Carter Vinson were absent. Also present were Senior Planner Don
Cefalo, and Eileen Sacco, Clerk.
Denise Sullivan addressed the Board and reported that the Board has a new staff
person, and introduced Stephanie Mullaney to the Board. She explained that Don
Cefalo will be devoting his time to the Conservation Commission and other
projects in the city.
Continuation of Public Hearing — Definitive Subdivision Plan — 17 — 21 Parlee
Street
Don Cefalo read a letter from the applicant requesting to continue the hearing to
May 2, 2002. Chuck Puleo moved to continue the matter to May 2, 2002,
seconded by John Moustakis and approved unanimously.
Continuation of Form A — 27 — 31 Cedarcrest Avenue
Atty. Atkins addressed the Board and stated that they have prepared a new mylar
which addresses the concerns of the Planning Board. He explained that there is a
note on the plan that construction on lot 4 can only take place with the approval of
the Planning Board.
Atty. Atkins reviewed the history of the neighborhood and reviewed the criteria
for a Form A. He stated that his client meets two of the three criteria. He noted
that a search at the registry of deeds showed that there are two other parcels on
that street that dealt with an ANR that don't have sufficient frontage on the public
way.
Chuck Puleo asked if they would be using city sewerage. Atty. Atkins stated that
there is no street sewerage and they would have to have septic systems. Walter
Power stated that the city has rules against septic systems. Denise Sullivan
explained that it is not as easy as it used to be to follow all of the criteria for septic
systems and fewer are used.
Atty. Atkins stated that if city sewer is available they will tie into it or put in a
septic system.
•
•
•
Bill Cullen noted that the street pavement is incomplete and asked if they plan to
extend the pavement. Atty. Atkins stated that they plan complete the pavement
up to the lots to gain access to the lots. He also noted that the Planning Board
does not have the jurisdiction to require them to pave the entire street. He further
noted that they have a right to have the plan signed and if the Planning Board
denies the plan the court will approve the plan.
Walter Power stated that the Board is powerless to make a road way safe for all
and he is uncomfortable with that. Atty. Atkins stated that the problem of access
to the lots will have to be settled at build out.
Walter Power stated that the adequate road repairs should be done before
extending the road. Atty. Atkins stated that there is no requirement that it be
done. He suggested that the Planning Board get a legal opinion from the City
Solicitor on the matter.
Chuck Puleo reviewed plan and noted that there are three good size lots, with 100
feet of frontage on a public way that has been improved on a prior ANR plan. He
expressed concern about the fire access on the dead end street. Atty. Atkins
replied that it is not his clients problem.
Bill Cullen moved to get an opinion from the City Solicitor John Keenan as to
what the Planning Board position is in recommending improvements, seconded
by John Moustakis and approved unanimously.
Motion made by Bill Cullen to continue the Form A to May 2, 2002, seconded by
John Moustakis and approved unanimously.
Continuation of Public Hearing — Wetlands and Flood Hazard Special Permit -
Amerada Hess Corporation
Atty. Rodman addressed the Board and noted that at the last meeting a number of
concerns were raised. He explained that the station has been reviewed by the
ZBA and the Conservation Commission and they are going back to the DRB and
the SRA. He also noted that they need a Chapter 91 license and they will be
including the Harbor Walk provisions in the application.
Luke DiStefano reviewed the issues raised at the last meeting. He noted that
regarding the aesthetics of the building they want to maintain somewhat of the
corporate image, however they are proposing a green sign band as opposed to the
checker board design.
Mr. DiStefano reported that they have reservations about the use of fake windows
in the rear of the building noting that the concern is vandals and maintenance
problems. He stated that they are proposing to keep the original proposal for the
rear of the building.
•
•
•
Mr. DiStefano reported that they spoke to Stan Bornstein regarding underground
utilities and they will be meeting with them to work on this,
Walter Power addressed the applicant and asked if they thought anymore about
closing the walkway to the park when the station closes. Atty. Rodman stated that
they could address that with the Chapter 91 license.
Walter Power stated that he thought it would be a great park and stated that he felt
that there should be some protection for it late at night. Denise Sullivan stated
that she would check with DEP regarding blocking the access to the waterfront.
Walter Power noted that they have plans for two benches and suggested that this
would be a popular spot. He suggested that they increase the number of benches
to four.
John Moustakis suggested that the Salem Police Department could check the area
at night if DEP will not allow it to be closed.
Chuck Puleo suggested that a camera with a monitor be installed since there are
no windows in the back.
Christine Sullivan stated that she felt that there should be windows in the back of
the building, noting that this is the first building in the area of the walkway. She
noted that this would be a precedent setting building and it needs a window look.
She suggested that a mural could be used, noting that it doesn't have to be glass.
Walter Power asked to have the parking explained. Mr. DiStefano stated that the
ZBA had no problem with the existing parking. He reviewed the traffic
circulation on the site. John Moustakis expressed his concern about traffic exiting
the site on Derby Street.
Bill Cullen asked if they would be increasing the number of gas pumps on the
site. Mr. DiStefano stated that they would have the same number of pumps that
are presently there which is 4 pumps.
Christine Sullivan stated that she would like to see a more definitive drawing of
what the back of the building will look like. She stressed that the back of the
building is important to the aesthetics for the harbor walk.
Atty. Rodman stated that the DRB spent a lot of time on the design elements of
the project and he would like to go to them with this proposal.
John Moustakis expressed his concerns about the traffic and noted that most gas
stations now have convenience stores. He stated that the city should address the
traffic issues associated with them.
•
•
Walter Power opened the hearing up for public comment at this time.
Ward One Councillor Claudia Chuber addressed the Board and expressed her
concerns about the traffic congestion and parking in the area. She noted that Hess
is not a destination store and that people stop there on their way. She suggested
that a traffic light at Congress Street and Hawthorne Boulevard should help.
Walter Power noted that it is a tight entrance for delivery trucks and. Atty.
Rodman stated that deliveries would not be made during busy hours of business.
John Moustakis addressed Atty. Rodman and stated that he hoped that they would
not be stacking twelve packs of Pepsi in the parking lot as they do at the Hess
station on North Street. Atty. Rodman noted that they do not normally stack
items outside of the store and the North Street site which was recently purchased
from Merit Gas and they will be coming to the Board with a redevelopment of
that site as well.
Bill Cullen asked what their plans for snow removal are. Mr. DiStefano stated
that the snow would be removed from the site during large storms.
Walter Power asked who would maintain the park during the winter. Denise
Sullivan stated that she is working on the details of that with the City Solicitor.
Walter Power asked if the lighting in the park would be the Salem standard.
Denise Sullivan stated that she is not sure about that. She noted that the lighting
in the walkway will match the other side, but she is not sure what that will be yet.
Christine Sullivan stated that it is important that the sidewalk access to the park be
properly lighted.
Walter Power opened the hearing up for public comment at this time. There was
no one present who wished to speak on the plan.
There being no further questions or comments regarding this project this evening
a motion was made by Bill Cullen to continue the public hearing to May 2, 2002,
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 John Moustakis to adjourn the meeting, seconded
by Bill Cullen and approved unanimously. The meeting was adjourned at 8:45
p.m.
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PB041802
Citp of iaMem, fill000arbutettg
Canning hoar'
ne ia[em reen
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on
. Thursday, May 2, 2002, at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
1. Public Hearing — Site Plan Amendment-234 Essex (100 Washington) -Endicott Center
Realty Trust.
(7:00 PM-7:30 PM)
2. Continuation Form A — 27 — 31 Cedarcrest Avenue.
(7:30 PM — 8:00 PM)
3. Continuation Public Hearing - Wetlands and Flood Hazard Districts - Amerada Hess
Corporation — 295 Derby Street.
(8:00 PM — 8:30 PM)
4. Continuation Public Hearing — Definitive Subdivision Plan- 17-21 Parlee Street.
(9:00 PM — 9:30 PM)
5. OldiNew Business
(9:30 PM — 9:45 PM)
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
QCttp of 'stem, jIliassatijuoetto
Manning 7oarb
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MEMORANDUM
TO: Planning Board Members
FROM: Stephanie Mullaney, Staff Planner
Salem Planning Department
DATE: April 24, 2002
RE: Agenda — May 2, 2002
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. Site Plan Amendment- 234 Essex Street.
The applicant, Endicott Center Realty Trust, is requesting an amendment to the approved
site plan for 234 Essex and 100 Washington Streets. The approved site plan incorporated
both buildings into one development site. The original owner sold the properties after
financial problems prevented the project's completion. The present owner has completed
the building located at 234 Essex, and then sold the property located at 100 Washington
after obtaining a letter from the City Planner releasing the requirements of the original
site plan approval. It has now been determined that the title to this property is not clear
because the City Planner did not have the legal authority to amend the site plan without
Planning Board approval. The applicant is attempting to sell the structure at 234 Essex
and the sale has been prohibited until the Planning Board removes the conditions
associated with the original site plan.
2. Form A - 27 — 31 Cedarcrest Avenue.
The applicant (Peter Mormino & Grace Creighton) is requesting to subdivide the three
existing lots into four lots (Lots 1, 2,3 & 4). All four lots meet the size and frontage
requirements for an area Zoned R-1. The applicant is planning to build on Lots 1-3 that
face the existing paved Cedarcrest Avenue and not on Lot 4 at this time. The Planning
Board conducted a site visit on Monday, April 8, 2002.
At the April 18, 2002 meeting, the Planning Board requested a legal opinion regarding
its authority to withhold a Form A endorsement based on the contention that the existing
public way is substandard and would not adequately provide for the additional traffic
generated by further development.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
PB Memorandum
April 1, 2002
3. Public Hearing - Wetlands and Flood Hazard Districts - Amerada Hess
Corporation - 295 Derby Street.
The Planning Board held a Public Hearing under Section 7-16, Wetlands and Flood
Hazard Districts, of the Salem Zoning Ordinance at the request of Amerada Hess
Corporation, c/o Bohler Engineering for the property located at 295 Derby Street. The
proposed project involves the demolition of the existing Hess gas station and associated
gas pump islands. The new plans show the construction of a 1, 660 sq. ft. building, two
pump islands, utilities, and landscaping.
At the April 4, 2002 meeting the Board asked if the checkerboard boarder located at the
top of the building could be changed to a solid green color. The applicant was going to
respond to the various city department comments.
At the April 18, 2002, the applicant showed the Board an updated plan of the site with
the access to the Harbor Walk and associated landscaping incorporated. The Board
discussed traffic concerns with the applicant and not additional vehicle traffic is expected
as a result of the addition of the convenient store, according to a traffic study performed
by the applicant. The applicant also indicated they are attending the next SRA meeting to
finalize the design issues associated with both the building and landscaping.
4. Public Hearing — Definitive Subdivision Plan / Form C —17-21 Parlee Street.
At the last meeting, the applicant requested to continue the public hearing until may 2,
2002, 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?
• 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
PB Memorandum
April I, 2002
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.
At the December 20, 2001 meeting, the applicant presented and took comments from the
Board and audience. The applicant at that time had not received comments form the City
Engineer and in addition, was setting up a meeting with Fire Prevention to discuss the
cul-de-sac (since the last meeting, the applicant has meet with the City Engineer to
discuss comments and changes to the project; enclosed are some of the comments by the
City Engineer). A concern especially with the neighbors, is the amount of runoff
generated by the proposed project and if the detention basin will be able to prevent any
increase to flooding in the area. The Board continued the public hearing to January 3,
2002, at that date, a site visit will be scheduled.
January 3, 2002, the applicant indicated to the Board that they were waiting for
comments from the Engineering Department. The applicant has also sent up a meeting
with Fire Prevention to discuss the cul-de-sac. Changes to the site plan should be made
and presented at the January 17th.
January 17, 2002, the applicant is now going to use individual grinder pumps instead of
the main sewer pump house. The Board was concerned about in the event of a power loss
will the individual holding tanks be sufficient until power is restored. The Board also
wanted the applicant to provide information for the amount of power loss in the area over
the past five years. The Board request to the applicant that check valves be installed in all
the grinder pump systems. The cul-de —sac is being reviewed by the Fire Chief.
Site visit on January 25, 2002, at the site visit the Board had an opportunity to look at
Malone Drive and the under sized cul-de-sac. The Board did notice that the cul-de-sac
had a sidewalk all the way around it. The Board discussed the drainage outfall for the
property at 15 Parlee Street. This outfall would have to be extended under the new Parlee
street extension and that the drain pipe should be cast iron in order that take the weight of
the road. The Board also discussed that the property at 1 Malone Drive, it seems that the
property fence is located on the applicants and possibly city property. This issue is being
discussed with the City Engineering Department.
The Fire Chief has determined that the cul-de-sac proposed would not be approved and
that a 90-foot cul-de-sac will be requirement. However, the applicant still wants to come
before the Board on Thursday, April 4, 2002, to discuss further options.
PB Memorandum
April l,2002
•
•
•
At the April 4, 2002 meeting, the Board requested a clarification of the Fire Chiefs letter
regarding the proposed hybrid hammerhead/ cul-de-sac. The Board requested that Chief
Turner attend the next meeting to clarify his position on this issue. The Board also
requested that the City Solicitor comment on the legal issues associated with the cul-de-
sac and detention pond, which will eliminate possible vehicular access to future
development.
The applicant requested the April 18, 2002 hearing be continued to May 2, 2002.
•
•
•
ACTION TAKEN
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on
Thursday, May 2, 2002, at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
1. Public Hearing — Site Plan Amendment-234 Essex (100 Washington) -Endicott Center
Realty Trust.
(7:00 PM-7:30 PM)
APPROVED
2. Continuation Form A — 27 — 31 Cedarcrest Avenue.
(7:30 PM — 8:00 PM)
APPROVED
3. Continuation Public Hearing - Wetlands and Flood Hazard Districts - Amerada Hess
Corporation — 295 Derby Street.
(8:00 PM — 8:30 PM)
APPROVED
4. Continuation Public Hearing— Definitive Subdivision Plan- 17-21 Parlee Street.
(9:00 PM — 9:30 PM)
CONTINUED
5. Old/New Business
(9:30 PM — 9:45 PM)
•
•
•
Salem Planning Board
Minutes of Meeting
Thursday, May 2, 2002
A regular meeting of the Salem Planning Board was held on Thursday,
May 2, 2002 in the third floor conference room at 120 Washington Street, Salem,
Massachusetts at 7:00 p.m.
Those present were: Chairman Walter Power, Bill Cullen, John Moustakis,
Pamela Lombardini, Christine Sullivan, Chuck Puleo, David Weiner, and Gene
Collins. Carter Vinson was absent. Also present were Assistant City Planner
Denise Sullivan, and Eileen Sacco, Clerk.
Walter Power announced to those present that the Board received a request to
continue thePublic Hearing on the Definitive Subdivision plan for 17 — 21 Parlee
Street. Bill Cullen moved to continue the public hearing to May 17, 2002,
seconded by Gene Collins and approved unanimously.
Public Hearing — Site Plan Amendment — 234 Essex Street (100 Washington
Street )- Endicott Center Realty Trust
Atty. Scott Grover addressed the Board and explained that his client is seeking an
amendment to the approved site plan for 234 Essex Street / 100 Washington
Street. He explained that the approved site plan incorporated both buildings into
one development site. He explained that the original owner sold the properties
after financial problems prevented the completion of the project. The present
owner of the building completed the work at 234 Essex Street and has sold 100
Washington Street after obtaining a letter from the City Planner releasing the
requirements of the original site plan approval.
Atty. Grover explained that it has now been determined that the title to the
property is not clear because the City Planner did not have the legal authority to
amend the site plan without Planning Board approval. He stated that the applicant
is attempting to sell the property at 234 Essex Street and the sale has been
prohibited until the Planning Board removes the conditions associated with the
original site plan. He requested that the Planning Board amend the decision to
clarify that the rear of the building is in compliance with the decision issued in
1988.
Walter Power stated that at that time the Planning Board gave the City Planner the
authority to amend a plan.
John Moustakis suggested getting an opinion from the City Solicitor. Atty.
Grover presented language that would fulfill the intent of the request. Denise
Sullivan stated that she agreed with the language and it seems to be the only way
to solve this.
•
•
•
Bill Cullen stated that if the language was agreeable to the Planning Board he
would be comfortable with it.
Walter Power opened the hearing up for public comment at this time. There was
no one present that wished to speak on the matter.
There being no further comments or questions regarding this matter, Gene Collins
moved to close the public hearing, seconded by Bill Cullen and approved
unanimously.
Bill Cullen moved to approve the amendment for 234 Essex Street (100
Washington Street )- Endicott Center Realty Trust, seconded by John Moustakis
and approved unanimously.
Continuation of Form A — 27 — 31 Cedarcrest Avenue
Atty. Atkins addressed the Board and stated that at the last meeting the Board
continued the matter in order to get an opinion from City Solicitor John Keenan
regarding the issue of whether the Planning Board could withhold a Form A
endorsement based on the contention that the existing public way is substandard
and would not adequately provide for additional traffic generated by further
development. He stated that the potential buyer for the property has agreed to
widen the road to be consistent in width to what exists and the bend in the road
will be removed. He explained that it seems the bend was created when the road
was paved by paving around a boat that was in the way and the developer has
agreed to straighten it out.
There being no further questions or comments regarding this project a motion was
made by Gene Collins to approve the Form A for 27-31 Cedarcrest Road,
seconded by Bill Cullen and approved unanimously.
Continuation of Public Hearing — Wetlands and Flood Hazard Special Permit —
Amerada Hess Corporation — 295 Derby Street
Luke DiStefano addressed the Board and reported that they met with the DRB last
night for the final hearing on the plan and approval was granted. He expressed a
few concerns about the draft decision and expressed them to the Board.
He referred to condition number six regarding sidewalks and number seven
regarding the clerk of the works. Denise Sullivan agreed that it should be taken
out of the decision. She explained that the condition regarding the Clerk of the
Works is standard practice in all decisions.
Mr. DiStefano reviewed the changes that have been made to the plan since the
process started. He reported that after discussion with the DRB, Planning Board
•
•
•
and the SRA the kelly green color for the signage has been changed to a hunter
green.
David Weiner asked what the Chapter 91 license status for the project was. Mr.
DiStefano stated that they should have approval from the SRA next week and
they will file with the Conservation Commission next week. He estimated that
they should have all of their approvals by mid June early July and then they can
apply for a Chapter 91 License.
Walter Power noted that the changes requested by the Planning Board have been
addressed. He asked the applicant if they have given any thought to increasing
the number of benches in the park. Mr. DiStefano stated that if the Board insists
on increasing the number of benches they would do it, but he noted that the space
is tight and it would be hard to fit them in and they would like to keep some open
space. Denise Sullivan stated that two benches in each spot along the walkway
could be the standard.
Walter Power opened the hearing up for public comment at this time. There was
no one present who wished to speak on this project.
There being no further questions or comments regarding this project this evening,
a motion was made by Gene Collins to close the public hearing, seconded by Bill
Cullen and approved unanimously.
The Planning Board reviewed the draft decision for the project. Denise Sullivan
stated that the conditions were standard for the project.
Walter Power suggested revising condition number six to read that if there is any
damage to the sidewalk caused by the developer that it will be repaired by the
developer. Atty. Rodman agreed to that language.
Walter Power clarified that the utilities would be underground. Atty. Rodman
stated that they would be underground.
John Moustakis asked how long the project would take to complete. Mr.
DiStefano stated that a project of this size should take 3-4 months to complete.
Bill Cullen asked if the station would be open during construction. Atty. Rodman
stated that Hess does not typically remain open during construction and the station
would be closed.
Motion made by Bill Cullen to approve the Wetlands and Flood Hazard Special
Permit — Amerada Hess Corporation — 295 Derby Street, seconded by John
Moustakis and approved unanimously.
•
•
•
Old / New Business
Chuck Puleo asked if Stutz Volvo has a permit for the work they are doing.
Denise Sullivan stated that she got a bond from them and they should be in for a
meeting in June.
Bill Cullen reported that he stopped by Armory Park and they did a very nice job
on it. He stated that the Peabody Essex Museum has done an excellent job on the
replica of the Armory door.
The Board held a discussion on the colors of the Jefferson At Salem project.
Denise Sullivan informed the Board that if they wanted to go down and look at
the colors they can stop by on Friday.
There being no further business to come before the Planning Board at this
meeting, a motion was made by John Moustakis to adjourn the meeting, seconded
by Bill Cullen and approved unanimously. The meeting was adjourned at 8:45
p.m.
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PB050202
QCitp of a)atem,ftilaosatbusetto
Planning jgoarb
ne gialem green
Notice of Meeting
CI T Y Gr SA..LEM. t1A
CLER}('S OFFICE
I602 MAY 14 A 10: 35
You are hereby notified that the Salem Planning Board will hold its regular meeting on
Thursday, May 16, 2002, at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
1. Continuation Public Hearing — Definitive Subdivision Plan- 17-21 Parlee Street.
2. Old/New Business
This notico post3d an 'Official Bulletin Board"
City Hail Av;�., _;;3;,� n, ;t iAr r : 3 1 9 ?Sec
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One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
•
•
City of balm, filtiOisacbusSettO
Planning joarb
One gialem 'r- teen
MEMORANDUM
TO: Planning Board Members
FROM: Stephanie Mullaney, Staff Planner
Salem Planning Department
DATE: May 10, 2002
RE: Agenda — May 16, 2002
The following is a brief description of the item(s), 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.
At the last meeting, the applicant requested to continue the public hearing until May 16,
2002, 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?
• Hydrant must be city specified.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
•
PB Memorandum
May 10, 2002
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.
At the December 20, 2001 meeting, the applicant presented and took comments from, the
Board and audience. The applicant at that time had not received comments form the City
Engineer and in addition, was setting up a meeting with Fire Prevention to discuss the
cul-de-sac (since the last meeting, the applicant has meet with the City Engineer to
discuss comments and changes to the project; enclosed are some of the comments by the
City Engineer). A concern especially with the neighbors, is the amount of runoff
generated by the proposed project and if the detention basin will be able to prevent any
increase to flooding in the area. The Board continued the public hearing to January 3,
2002, at that date, a site visit will be scheduled.
January 3, 2002, the applicant indicated to the Board that they were waiting for
comments from the Engineering Department. The applicant has also sent up a meeting
with Fire Prevention to discuss the cul-de-sac. Changes to the site plan should be made
and presented at the January l7th.
January 17, 2002, the applicant is now going to use individual grinder pumps instead of
the main sewer pump house. The Board was concemed about in the event of a power loss
will the individual holding tanks be sufficient until power is restored. The Board also
wanted the applicant to provide information for the amount of power Toss in the area over
the past five years. The Board request to the applicant that check valves be installed in all
the grinder pump systems. The cul-de —sac is being reviewed by the Fire Chief.
Site visit on January 25, 2002, at the site visit the Board had an opportunity to look at
Malone Drive and the under sized cul-de-sac. The Board did notice that the cul-de-sac
had a sidewalk all the way around it. The Board discussed the drainage outfall for the
property at 15 Parlee Street. This outfall would have to be extended under the new Parlee
street extension and that the drain pipe should be cast iron in order that take the weight of
the road. The Board also discussed that the property at 1 Malone Drive, it seems that the
property fence is located on the applicants and possibly city property. This issue is being
discussed with the City Engineering Department.
PB Memorandum
May 10, 2002
The Fire Chief has determined that the cul-de-sac proposed would not be approved and
that a 90-foot cul-de-sac will be requirement. However, the applicant still wants to come
before the Board on Thursday, April 4, 2002, to discuss further options.
At the April 4, 2002 meeting, the Board requested a clarification of the Fire Chiefs letter
regarding the proposed hybrid hammerhead/ cul-de-sac. The Board requested that Chief
Turner attend the next meeting to clarify his position on this issue. The Board also
requested that the City Solicitor comment on the legal issues associated with the cul-de-
sac and detention pond, which will eliminate possible vehicular access to future
development.
The applicant requested the April 18, 2002 hearing be continued to May 2, 2002. On
May 2, 2002 it was continued again until May 16, 2002.
•
•
•
•
•
Salem Planning Board
Minutes of Meeting
Thursday, May 16, 2002
A regular meeting of the Salem Planning Board scheduled for Thursday,
May 16, 2002 in the third floor conference room at 120 Washington Street,
Salem, Massachusetts at 7:00 p.m. was canceled due to a lack of a quorum.
Eileen M. Sacco, Clerk
Salem Planning Board
•
•
Citp of )aiem, litasssatbuntus
Manning 35oarb
One balem rten
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on
Thursday, June 6, 2002, at 7:00 PM, in Room 313, Third Floor at 120 Washington Street!)
D
Walter B. Power, DI
Chairman
Tentative Agenda:
LJ
Cr:
1. Form A- 135-137 Boston, 3& 7 Rawling.
2. Public Hearing- - Request to Consider Material and Substantive Change-36 Forest
3. Public Hearing- Site Plan Amendment- 2 &12 Goodhue
4. Continuation Public Hearing — Definitive Subdivision Plan- 17-21 Parlee Street.
5. Old/New Business
Mir notice)
041, Hail Av4i 3;
ad "
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litlorric
(;:i;19.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
•
•
•
CO of iatem, fiiaggactjusSettO
[anning Loarb
One baiem 'r>reen
MEMORANDUM
TO: Planning Board Members
FROM: Stephanie Mullaney, Staff Planner
Salem Planning Department
DATE: June 12, 2002
RE: Agenda — June 6, 2002
***PLEASE ADVISE THAT THE JULY 4, 2002 MEETING IS CANCELLED AND A
MEETING IS NOW SCHEDULED TO BE HELD ON THURSDAY, JULY 11, 2002.**
The following is a brief description of the item(s), 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- Waiver from Frontage Requirement and Form A Application- The
applicant has submitted two applications for review by the Board, a waiver from
Frontage, and a Form A. Additionally, the applicant has submitted an application for a
variance to the ZBA for their June 19, 2002 meeting.
The applicant purchased the parcels, referred to in the plan as Lot 1 and Lot 2, in 1984
and proceeded to submit parcel 2 and a small portion parcel 1 into condominiom status
under M.G.L. C.183A. The applicant/owner believed at the time that this action was
sufficient to legally subdivide the Tots. No subdivision plans, or variances were ever
pursued with the City.
The applicant is requesting variances for the following: lot size, front and side yard
setbacks, lot width (see ZBA application attached).
If the variances are granted by the ZBA, the applicant wishes the Planning Board to
consider his request for a waiver from frontage. The Form A application reflects the
change in the placement of the lot line between the two parcels.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
•
•
PB Memorandum
May 10, 2002
2.
3. Continued Public Hearing — Definitive Subdivision Plan / Form C —17-21 Parlee
Street.
The Board initially reviewed this project under a Form B at the November 2, 2001
meeting. At that time, 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 Form C, Definitive Subdivision Plan, is for the construction of an extension to a
roadway that will end in a cul-de-sac and associated utilities and sidewalks to service the
construction of five single-family dwellings. The Public hearing for the Form C opened
on December 20, 2001. Under this application, 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?
• Hydrant must be city specified.
History of Hearing:
At the December 20, 2001 meeting, the applicant presented and took comments from
both the Board and audience. The applicant at that time had not received comments form
the City Engineer and was setting up a meeting with Fire Prevention to discuss the cul-
de-sac (since the last meeting, the applicant has meet with the City Engineer to discuss
comments and changes to the project; enclosed are some of the comments by the City
Engineer). A concem especially with the neighbors, is the amount of runoff generated by
the proposed project and if the detention basin will be able to prevent any increase to
flooding in the area. The Board continued the public hearing to January 3, 2002, at that
date, a site visit will be scheduled.
January 3, 2002, the applicant indicated to the Board that they were waiting for
comments from the Engineering Department. The applicant has also sent up a meeting
with Fire Prevention to discuss the cul-de-sac. Changes to the site plan should be made
and presented at the January 17th.
January 17, 2002, the applicant is now going to use individual grinder pumps instead of
the main sewer pump house. The Board was concerned about in the event of a power loss
will the individual holding tanks be sufficient until power is restored. The Board also
wanted the applicant to provide information for the amount of power loss in the area over
•
PB Memorandum
May 10, 2002
the past five years. The Board request to the applicant that check valves be installed in all
the grinder pump systems. The cul-de —sac is being reviewed by the Fire Chief.
Site visit on January 25, 2002, at the site visit the Board had an opportunity to look at
Malone Drive and the under sized cul-de-sac. The Board did notice that the cul-de-sac
had a sidewalk all the way around it. The Board discussed the drainage outfall for the
property at 15 Parlee Street. This outfall would have to be extended under the new Parlee
street extension and that the drain pipe should be cast iron in order that take the weight of
the road. The Board also discussed that the property at 1 Malone Drive, it seems that the
property fence is located on the applicants and possibly city property. This issue is being
discussed with the City Engineering Department.
The Fire Chief has determined that the cul-de-sac proposed would not be approved and
that a 90-foot cul-de-sac will be requirement. However, the applicant still wants to come
before the Board on Thursday, April 4, 2002, to discuss further options.
At the April 4, 2002 meeting, the Board requested a clarification of the Fire Chiefs letter
regarding the proposed hybrid hammerhead/ cul-de-sac. The Board requested that Chief
Tumer attend the next meeting to clarify his position on this issue. The Board also
requested that the City Solicitor comment on the legal issues associated with the cul-de-
sac and detention pond, which will eliminate possible vehicular access to future
development.
The applicant requested the April 18, 2002 hearing be continued to May 2, 2002. On
May 2, 2002 it was continued again until May 16, 2002. The May 16, 2002 meeting
never opened for lack of a quorum. It is scheduled for the June 6, 2002 meeting. Based
on the legal opinion offerred by the City Solicitor, the applicant has indicated he will
submit revised plans offering a new location for the detention basin.
At the June 6, 2002 hearing, the applicant offered the Board a revised plan with a T-
turnaround and revised drainage. Individual grinder pumps are located on each lot. The
drainage was relocated away from the public way with some additional regrading of the
site. The applicants engineer confirmed that the detention ponds will remain dry unless
there is flooding. The applicant is continuing to work with the City Engineer to resolve
outstanding issues. The Board requested that the applicant revise the plan further to
include both a T-turnaround and a cul de sac 65 feet in diameter.
Conservation Commission:
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. The Conservation Commission review
will continue after revised plans are submitted to the Planning Board.
PB Memorandum
May 10, 2002
•
•
•
(itp of iiafern, j%1aOsacijugett5
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Notice of Meeting
CITY OF SALEM. MA
CLERK'S OFFICE
1001 JUN 18 A 11: Ob
You are hereby notified that the Salem Planning Board will hold its regular meeting on
Thursday, June 20, 2002, at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
1. Public Hearing -Waiver of Frontage Requirement and Form A: 193 Jefferson/10
Colonial
2. Form A -Foster Court-Ruggles-Klingemann Co.
3. Form A-12 Buena Vista
4. Continuation Public Hearing — Definitive Subdivision Plan- 17-21 Parlee Street.
5. Old/New Business
ibis nab posted an "Official Bulletin
ileort
at Oily Hap Ava., Salorn, Mass. on Shve Ig aooa
�l ' a6 401 is accorcio :;;s with
NM ail .r mac.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
•
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(One aelem 'frreen
City of Salem
Planning Board
1:
N
Will hold a public hearing for all interested to discuss the request of Fieldbrook Associates`''-L.P.
for a waiver from frontage requirements of the subdivision control law to allow the parcels
located at 193 Jefferson Avenue/10 Colonial Road to be divided from one parcel into two
parcels.
The hearing will be held on Thursday, June 20, 2002 at 7:00pm, in Room 313, Third Floor at 120
Washington Street. The hearing will be held in accordance with Massachusetts General Laws,
Chapter 40A and the rules and regulations of the City of Salem. A copy of the application and
plans is on file and available for review during normal business hours at the Salem Planning
Department, located on the Third Floor at 120 Washington Street, Salem, MA.
June 6 and June 13, 2002
LSaleytkEvitiCiniNfc,3)
Walter B. Power, IIJ
Chairman
arty Hall Sava., ' :: •
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MEMORANDUM
TO:
11>
Planning Board Members
FROM: Stephanie Mullaney, Staff Planner
Salem Planning Department
DATE: June 17, 2002
RE: Agenda — June 20, 2002
The following is a brief description of the item(s), 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- 193 Jefferson Ave/ 10 Colonial Road
Waiver from Frontage Requirement and Form A Application
The applicant has submitted two applications for review by the Board, a waiver from
Frontage, and a Form A. Additionally, the applicant has submitted an application for a
variance to the ZBA for their June 19, 2002 meeting. A copy of the ZBA application is
attached. If the variance is approved, I will provide a copy of the approval decision at the
meeting.
The applicant purchased the parcels, referred to in the plan as Lot 1 and Lot 2, in 1984
and proceeded to submit parcel 2 and a small portion of parcel 1 into condominiom
status under M.G.L. C.183A. The applicant/owner believed at the time that this action
was sufficient to legally subdivide the lots. No subdivision plans, or variances were
pursued with the City.
The applicant is requesting variances for the following: lot size, front and side yard
setbacks, lot width (see ZBA application attached).
If the variances are granted by the ZBA, the applicant wishes the Planning Board to
consider bis request for a waiver from frontage. The Form A application reflects the
change in. the placement of the lot line between the two parcels. The lot width
requirement for the Industrial Zoning District is 150 feet. Lot 1 has a lot width of 133.96
feet, and lot 2 has a lot width of 82 feet.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
PB Memorandum
June 17, 2002
2. Form A- Foster Court- Ruggles-Klingsmann Co.
This Form A references properties located on Assessors Map 17, lots 47, 59, and 61,
located within Lovett, Foster Court, and Balcomb Streets. The applicant/owner wishes to
remove a parcel described on the plan as Lot x from Lot 2 and replace it with a parcel that
formally belonged to Lot C2. Additionally, Lot 1's rear lot line has been moved back.
According to the applicant, Lot X (an unbuildable lot) does not have a clear title and this
will have to be resolved before it can be sold. Additionally, Lot C2 (unbuildable) has
some unresolved legal issues associated with the abutters. I have asked the applicant to
make some minor revisions to the mylar and he has agreed to bring copies of the revised
plans to the meeting. I have placed the original copy in your packet for review.
3. Form A- 12 Buena Vista.
This Form A divides Lot 57 into two separate lots. The two lots are 57A and 57B. Both
lots meet the minimum requirements as stated in the Density and Dernensional
Regulations of the R1 District.
Note: I have notified the applicant's attorney that the Zoning District on the mylar should
be RI, not R3.
4. Continued Public Hearing — Definitive Subdivision Plan / Form C —17-21 Parlee
Street.
The Board initially reviewed this project under a Form B at the November 2, 2001
meeting. At that time, 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 Form C, Definitive Subdivision Plan, is for the construction of an extension to a
roadway that will end in a cul-de-sac and associated utilities and sidewalks to service the
construction of five single-family dwellings. The Public hearing for the Form C opened
on December 20, 2001. Under this application, 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?
• Hydrant must be city specified.
•
PB Memorandum
June 17, 2002
•
History of Hearing:
At the December 20, 2001 meeting, the applicant presented and took comments from
both the Board and audience. The applicant at that time had not received comments form
the City Engineer and was setting up a meeting with Fire Prevention to discuss the cul-
de-sac (since the last meeting, the applicant has meet with the City Engineer to discuss
comments and changes to the project; enclosed are some of the comments by the City
Engineer). A concern especially with the neighbors, is the amount of runoff generated by
the proposed project and if the detention basin will be able to prevent any increase to
flooding in the area. The Board continued the public hearing to January 3, 2002, at that
date, a site visit will be scheduled.
January 3, 2002, the applicant indicated to the Board that they were waiting for
comments from the Engineering Department. The applicant has also sent up a meeting
with Fire Prevention to discuss the cul-de-sac. Changes to the site plan should be made
and presented at the January 17th.
January 17, 2002, the applicant is now going to use individual grinder pumps instead of
the main sewer pump house. The Board was concerned about in the event of a power loss
will the individual holding tanks be sufficient until power is restored. The Board also
wanted the applicant to provide information for the amount of power loss in the area over
the past five years. The Board request to the applicant that check valves be installed in all
the grinder pump systems. The cul-de —sac is being reviewed by the Fire Chief.
Site visit on January 25, 2002, at the site visit the Board had an opportunity to look at
Malone Drive and the under sized cul-de-sac. The Board did notice that the cul-de-sac
had a sidewalk all the way around it. The Board discussed the drainage outfall for the
property at 15 Parlee Street. This outfall would have to be extended under the new Parlee
street extension and that the drain pipe should be cast iron in order that take the weight of
the road. The Board also discussed that the property at 1 Malone Drive, it seems that the
property fence is located on the applicants and possibly city property. This issue is being
discussed with the City Engineering Department.
The Fire Chief has determined that the cul-de-sac proposed would not be approved and
that a 90-foot cul-de-sac will be requirement. However, the applicant still wants to come
before the Board on Thursday, April 4, 2002, to discuss further options.
At the April 4, 2002 meeting, the Board requested a clarification of the Fire Chief's letter
regarding the proposed hybrid hammerhead/ cul-de-sac. The Board requested that Chief
Turner attend the next meeting to clarify his position on this issue. The Board also
requested that the City Solicitor comment on the legal issues associated with the cul-de-
sac and detention pond, which will eliminate possible vehicular access to future
development.
The applicant requested the April 18, 2002 hearing be continued to May 2, 2002. On
May 2, 2002 it was continued again until May.16, 2002. The May 16, 2002 meeting
never opened for lack of a quorum. It is scheduled for the June 6, 2002 meeting. Based
PB Memorandum
June 17, 2002
on the legal opinion offerred by the City Solicitor, the applicant has indicated he will
submit revised plans offering a new location for the detention basin.
At the June 6, 2002 hearing, the applicant offered the Board a revised plan with a T-
turnaround and revised drainage. Individual grinder pumps are located on each lot. The
drainage was relocated away from the public way with some additional regrading of the
site. The applicants engineer confirmed that the detention ponds will remain dry unless
there is flooding. The applicant is continuing to work with the City Engineer to resolve
outstanding issues. The Board requested that the applicant revise the plan further to
include both a T-turnaround and a cul de sac 65 feet in diameter.
Conservation Commission:
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. The Conservation Commission review
will continue after revised plans are submitted to the Planning Board.
•
•
•
ettp of &aIem, filatoatbuletto
Tanning 3oarb
One balem reen
Notice of Meeting
You are hereby notified that the Salem Planning Board will hold its regular meeting on
Thursday, July 18, 2002, at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
1. Form A- 12 Goodhue Street
(7:O0pm — 7:15pm)
2. Continuation Public Hearing — Definitive Subdivision Plan- 17-21 Parlee Street.
(7:15pm- 8:15pm)
3. Old/New Business
(8:15pm — 8:30pm)
Tat notion postod on Official Bulletin Board'
City Nall Ave., Sal ;rn, s:a. on JUL 1 6 2002
at Z.23P07 ig accxtht>i,::A; ry st Ctl. 3. Sac.
ats
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
QCitp of 1§1atem, J%tacsatfjuOettO
Planning Lath
One &aiem ir-reen
MEMORANDUM
TO: Planning Board Members
FROM: Stephanie Mullaney, Staff Planner
Salem Planning Department
DATE: July 15, 2002
RE: Agenda — July 18, 2002
The following is a brief description of the item(s), 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 -12 Goodhue Street
A portion of the parcel at 12 Goodhue is to be conveyed to an abutter as mitigation for
the project. The parcel is labeled as "not buildable" and is approximately 9,934 square
feet. The application meets the legal requirements for a Form A.
2. Continued Public Hearing — Definitive Subdivision Plan / Form C —17-21 Parlee
Street.
The Board initially reviewed this project under a Form B at the November 2, 2001
meeting. At that time, 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 Form C, Definitive Subdivision Plan, is for the construction of an extension to a
roadway that will end in a cul-de-sac and associated utilities and sidewalks to service the
construction of five single-family dwellings. The Public hearing for the Form C opened
on December 20, 2001. Under this application, 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.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
PB Memorandum
June 17, 2002
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?
• Hydrant must be city specified.
History of Hearing:
At the December 20, 2001 meeting, the applicant presented and took comments from
both the Board and audience. The applicant at that time had not received comments form
the City Engineer and was setting up a meeting with Fire Prevention to discuss the cul-
de-sac (since the last meeting, the applicant has meet with the City Engineer to discuss
comments and changes to the project; enclosed are some of the comments by the City
Engineer). A concern especially with the neighbors, is the amount of runoff generated by
the proposed project and if the detention basin will be able to prevent any increase to
flooding in the area. The Board continued the public hearing to January 3, 2002, at that
date, a site visit will be scheduled.
January 3, 2002, the applicant indicated to the Board that they were waiting for
comments from the Engineering Department. The applicant has also sent up a meeting
with Fire Prevention to discuss the cul-de-sac. Changes to the site plan should be made
and presented at the January 17th.
January 17, 2002, the applicant is now going to use individual grinder pumps instead of
the main sewer pump house. The Board was concerned about in the event of a power loss
will the individual holding tanks be sufficient until power is restored. The Board also
wanted the applicant to provide information for the amount of power loss in the area over
the past five years. The Board request to the applicant that check valves be installed in all
the grinder pump systems. The cul-de —sac is being reviewed by the Fire Chief.
Site visit on January 25, 2002, at the site visit the Board had an opportunity to look at
Malone Drive and the under sized cul-de-sac. The Board did notice that the cul-de-sac
had a sidewalk all the way around it. The Board discussed the drainage outfall for the
property at 15 Parlee Street. This outfall would have to be extended under the new Parlee
street extension and that the drain pipe should be cast iron in order that take the weight of
the road. The Board also discussed that the property at 1 Malone Drive, it seems that the
property fence is located on the applicants and possibly city property. This issue is being
discussed with the City Engineering Department.
The Fire Chief has determined that the cul-de-sac proposed would not be approved and
that a 90-foot cul-de-sac will be requirement. However, the applicant still wants to come
before the Board on Thursday, April 4, 2002, to discuss further options.
At the April 4, 2002 meeting, the Board requested a clarification of the Fire Chiefs letter
regarding the proposed hybrid hammerhead/ cul-de-sac. The Board requested that Chief
Turner attend the next meeting to clarify his position on this issue. The Board also
PB Memorandum
June 17, 2002
requested that the City Solicitor comment on the legal issues associated with the cul-de-
sac and detention pond, which will eliminate possible vehicular access to future
development.
The applicant requested the April 18, 2002 hearing be continued to May 2, 2002. On
May 2, 2002 it was continued again until May 16, 2002. The May 16, 2002 meeting
never opened for lack of a quorum. It is scheduled for the June 6, 2002 meeting. Based
on the legal opinion offerred by the City Solicitor, the applicant has indicated he will
submit revised plans offering a new location for the detention basin.
At the June 6, 2002 hearing, the applicant offered the Board a revised plan with a T-
turnaround and revised drainage. Individual grinder pumps are located on each lot. The
drainage was relocated away from the public way with some additional regrading of the
site. The applicants engineer confirmed that the detention ponds will remain dry unless
there is flooding. The applicant is continuing to work with the City Engineer to resolve
outstanding issues. The Board requested that the applicant revise the plan further to
include both a T-turnaround and a cul de sac 65 feet in diameter.
At the June 20, 2002 meeting the Board requested information regarding the capacity of
the pumps and the typical duration of a power outage in the city. Additionally, the Board
requested direction form the City Engineer as to who should maintain a detension pond in
a subdivision of this type. The Planning Department has discussed these issues with the
City Engineer and he states that these pumps are typical for new projects. They are
sufficient for a typical power outage in Salem. Additionally, he indicated that it is most
desirable for the homeowners association to maintain the pond with guidance from the
Engineering Department.
Conservation Commission:
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
applicant has appeared in front of Conservation and is presently addressing issues
regarding drainage.
•
QCitp of 'stem, iia0atijugetti CLEhiS 5
Planning oar?)
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�r-
Notice of Meeting
2si A10:21
You are hereby notified that the Salem Planning Board will hold its regular meeting on
Thursday, September 5, 2002, at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
1. Continuation— Definitive Subdivision Plan- 17-21 Parlee Street.
2. Public Hearing- Wetlands/Flood Hazard District Special Permit- 20 Commercial
Street.
3. Public Hearing — Amendment to Site Plan Review - 21 Paradise Road.
4. Old/New Business
Ail Rollos posted an •OPRdet Ouse n let
O*y Nall Ave., Salem, Mass. on 2 g 002
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One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
QCitp of *aIem,acsoacfjuoetto
4Canning joarb
One 6alem reen
MEMORANDUM
TO: Planning Board Members
FROM: Stephanie Mullaney, Staff Planner
Salem Planning Department
DATE: September 5, 2002
RE: • Agenda — September 5, 2002
The following is a brief description of the item(s), which are listed on the attached agenda.
Please contact me at the Salem Planning Department at 745-9595, extension 344, if you have any
questions pertaining to the agenda items.
1 Definitive Subdivision Plan / Form C —17-21 Parlee Street.
The Board initially reviewed this project under a Form B at the November 2, 2001
meeting. At that time, 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 Form C, Definitive Subdivision Plan, is for the construction of an extension to a
roadway that will end in a cul-de-sac and associated utilities and sidewalks to service the
construction of five single-family dwellings. The Public hearing for the Form C opened
on December 20, 2001. Under this application, 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.
History of Hearing:
At the December 20, 2001 meeting, the applicant presented and took comments from
both the Board and audience. The applicant at that time had not received comments from
the City Engineer and was setting up a meeting with Fire Prevention to discuss the cul-
de-sac. A concern especially with the neighbors, is the amount of runoff generated by the
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
PB Memorandum
September 5, 2002
proposed project and if the detention basin will be able to prevent any increase to
flooding in the area. The Board continued the public hearing to January 3, 2002, at that
date, a site visit will be scheduled.
January 3, 2002, the applicant indicated to the Board that they were waiting for
comments from the Engineering Department. The applicant sent up a meeting with Fire
Prevention to discuss the cul-de-sac.
January 17, 2002, the applicant is now going to use individual grinder pumps instead of
the main sewer pump house. The Board was concemed that in the event of a power Toss
the individual holding tanks must be sufficient until power is restored. The Board also
wanted the applicant to provide information for the amount of power loss in the area over
the past five years. The Board request to the applicant that check valves be installed in all
the grinder pump systems. The cul-de —sac is being reviewed by the Fire Chief.
At a site visit on January 25, 2002, the Board had an opportunity to look at Malone
Drive and the under sized cul-de-sac. The Board did notice that the cul-de-sac had a
sidewalk all the way around it. The Board discussed the drainage outfall for the property
at 15 Parlee Street. This outfall would have to be extended under the new Parlee Street
extension and that the drain pipe should be cast iron in order that take the weight of the
road. The Board also discussed that the property at 1 Malone Drive, it seems that the
property fence is located on the applicants and possibly city property. This issue is being
discussed with the City Engineering Department.
The Fire Chief has determined that the cul-de-sac proposed would not be approved and
that a 90-foot cul-de-sac will be required. However, the applicant still wants to come
before the Board on Thursday, April 4, 2002, to discuss further options.
At the April 4, 2002 meeting, the Board requested a clarification of the Fire Chiefs letter
regarding the proposed hybrid hammerhead/ cul-de-sac. The Board requested that Chief
Tumer attend the next meeting to clarify his position on this issue. The Board also
requested that the City Solicitor comment on the legal issues associated with the cul-de-
sac and detention pond, which will eliminate possible vehicular access to future
development.
The applicant requested the April 18, 2002 hearing be continued to May 2, 2002. On
May 2, 2002, it was continued again until May 16, 2002. The May 16, 2002 meeting
never opened for lack of a quorum. It is scheduled for the June 6, 2002 meeting. Based
on the legal opinion offered by the City Solicitor, the applicant has indicated he will
submit revised plans offering a new location for the detention basin.
At the June 6, 2002 hearing, the applicant offered the Board a revised plan with a T-
turnaround and revised drainage. Individual grinder pumps were located on each lot. The
drainage was relocated away from the public way with some additional regrading of the
site. The applicants engineer confirmed that the detention ponds would remain dry unless
there is flooding. The applicant is continuing to work with the City Engineer to resolve
PB Memorandum
September 5, 2002
outstanding issues. The Board requested that the applicant revise the plan further to
include both a T-turnaround and a cul de sac 65 feet in diameter.
At the June 20, 2002, meeting the applicant submitted a new plan, at the Boards request,
incorporating a hybrid cul-de-sac/ T-turnaround. The Board requested information
regarding the capacity of the individual grinder pumps and the typical duration of a power
outage in the city. Additionally, the Board requested direction form the City Engineer as
to who should maintain a detention pond in a subdivision of this type. The Planning
Department has discussed these issues with the City Engineer and he states that these
pumps are typical for new projects. They are sufficient for a typical power outage in
Salem. Additionally, he indicated that it is most desirable for the homeowners association
to maintain the pond with guidance from the Engineering Department. The Board voted
to close the public hearing.
At the meeting on July 18, 2002, the Board reviewed the draft approval with the
applicant stated that he intended to deed the property of one detention pond to the City,
and create an easement to the City on the other. Several of the Board members questioned
this idea and wanted clarification from the City Engineer as to whether the City would
accept such an agreement. The applicant's attorney stated that to deny his client such an
agreement would create an "undue burden" on his client. He stated that to require a
homeowners association to maintain these drainage structures would result in great
difficulty selling the lots. The Board wanted staff to resolve this issue and obtain final
clarification as to whether the city will maintain these structures.
Staff has discussed the responsibility for the drainage structures with the City Engineer.
Mr. Bornstein has agreed that the city will accept responsibility for maintaining these
structures.
Conservation Commission:
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
applicant has appeared in front of Conservation and is presently addressing issues
regarding drainage.
At their meeting on July 25, 2002, the Conservation Commission requested some minor
changes to the drainage layout and the hearing was continued until September 12, 2002.
2. Public Hearing- Wetlands and Flood Hazard District Special Permit- 20
Commercial St.
The applicant, Dr. Elizabeth S. Bradt, owns a veterinary clinic called All Creatures
Veterinary Hospital located at 20 Commercial Street in Salem, a BPD Zoning District. In
spring 2001, the applicant was approved by the Conservation Commission for
renovations to the existing 6,500 square foot structure. These original construction plans
PB Memorandum
September 5, 2002
would create an additional 3000 square feet of building space to the existing structure.
Due to the high cost of construction, Dr. Bradt amended her original construction plans in
the spring 2002 by reducing the building footprint by 1363 square feet. This has created
less impermeable space and more space for groundwater absorption than previously
approved by the conservation Commission.
The plans before the Planning Board are the same plans submitted in the Spring 2002.
The applicant wishes to renovate an existing structure at 20 Commercial Street. The
project will essentially rebuild on the existing foundation. She has received approval from
ZBA for a variance for front, rear, and side setbacks.
Due to an oversight, Dr. Bradt never filed a special permit under the Wetlands and Flood
Hazard District, Section 7-16, of the Salem Zoning Ordinance. The property at 20
Commercial Street lies in a Flood -A Zone. The City Engineer, the Building Inspector,
and the Planning Department have examined the building plans. The plans have been
determined to meet all the requirements of the Section 7-16, special permit application
under the Wetlands and Flood Hazard District. The property is located along an existing
commercial strip of roadway, and because of its previous use, it is connected to all
relevant and necessary utilities. Additionally, the first floor of the proposed structure is to
be constructed at an elevation 12.3 feet, and therefore exceeds FEMA requirements for a
100-year flood plain.
3. Public Hearing- Site Plan Amendment- 21 Paradise Road (3-25)- Fleet Bank Drive-Thru
The applicant has submitted an application to amend the site plan for 21 Paradise Road,
also known as Vinnin Square Plaza. The proposed project consists of the construction of
a drive thru ATM totaling approximately an additional 40 square feet. The addition of
this ATM will result in the loss of eight parking spaces. However, the applicant is also
proposing that the parking spaces in the rear of the building be redesigned to regain these
eight spaces, resulting in a net 258 proposed parking spaces. The redesign of the existing
parking to accommodate the addition of the ATM drive-thru will consist only of
restriping the existing pavement and will not include the creation of any additional
impervious surface.
There will be no change in the utilities required to service the project as a result of the
additional ATM or the parking reconfiguration. A concrete island will be installed on the
existing pavement to divide the traffic flowing to the ATM facility from traffic
circulating through the parking lot.
I have met with the Assistant City Engineer to discuss the proposal. He has no issues with
this proposal but has requested that a condition of approval require the applicant to clean
out the existing catch basin located at the drive-thru after the site work is complete.
•
Citp of'atem, j1aszacfjuf ett�
Planning Lath
One i§alem It teen
Notice of Meeting
ICLEkr(S OFFICE
1001 SEP 11 A 8: 41
You are hereby notified that the Salem Planning Board will hold its regular meeting on
Thursday, September 19, 2002, at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
1. Continued Public Hearing — Amendment to Site Plan Review - 21 Paradise Road.
(7:O0pm-7:30pm)
2. Approval of Minutes -(September 5, 2002, and June 20, 2002)
(7:30pm-7:45pm)
3. Old/New Business
(7:45pm - 8:00pm)
Tile soUao posted on "Official BuM.$n iaet�f"
011p Mail An., Salem, Mass. on SEP 1 7 2002
* ' `11 Ate+ Q.a000rdance with Chap. MIet.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
MEMORANDUM
TO: Planning Board Members
FROM: Stephanie Mullaney, Staff Planner
Salem Planning Department
DATE: September 16, 2002
RE: Agenda — September 19, 2002
The following is a brief description of the item(s), which are listed on the attached agenda.
Please contact me at the Salem Planning Department at 745-9595, extension 344, if you have any
questions pertaining to the agenda items.
1. Continued Public Hearing- Site Plan Amendment- 21 Paradise Road - Fleet Bank
Drive-Thru
The applicant has submitted an application to amend the site plan for 21 Paradise Road,
also known as Vinnin Square Plaza. The originally proposed project consists of the
construction of a drive-thru ATM totaling approximately an additional 40 square feet.
The addition of this ATM will result in the loss of several parking spaces. Due to the
variance associated with the approval of the original site plan, the applicant has proposed
relocating the parking spaces in the rear of the building to retain the required 258 spaces
(variance attached). The redesign of the existing parking to accommodate the addition of
the ATM drive-thru would consist only of restriping the existing pavement and will not
include the creation of any additional impervious surface.
There will be no change in the utilities required to service the project as a result of the
additional ATM or the parking reconfiguration. A concrete island will be installed on the
existing pavement to divide the traffic flowing to the ATM facility from traffic circulating
through the parking lot.
I have met with the Assistant City Engineer to discuss the proposal. He has no issues with
this proposal but has requested that a condition of approval require the applicant to clean
out the existing catch basin located at the drive-thru after the site work is complete.
UPDATE:
PB Memorandum
September 19, 2002
On Monday September 9, 2002, the Planning Board conducted a site walk with local City
Counselors Joe O'Keefe and Arthur Sargeant, and members of the Fleet design team. As a
result of this meeting, both members of the Board and the Counselors supported a change
to the concept plan consisting of the relocation of the ATM machine from its location on
the side of the building to a separate kiosk adjacent to the building. The new location
allows a change in the traffic flow that requires vehicles to enter the queuing lane from
the rear of the site. The previous plan required vehicles to enter the queue from the front
of the building. Since the queuing lane only allowed for three vehicles, there was a
concern that at peak times queuing vehicles could block the intersection and create a
difficult situation in a congested traffic area.
The applicants have agreed to change the plan in accordance with the Boards requests.
Unfortunately, the new concept will not allow the applicant to retain the required number
of parking spaces. The applicant has requested the Planning Board support its application
to the Zoning Board for a variance for reduced parking on the site. At the site visit, the
members of the Board, and the Counselors present, agreed to support this request. I am
drafting a letter to this effect from the Planning Board to the Zoning Board of Appeals. I
will circulate a draft copy at the next meeting.
Please note the deadline for submission to the Zoning Board is September 25, 2002 for
the October meeting.
'2. Release of Bond- Scenic Way
The Clerk of the Works, Wilfred Beaulieu, has confirmed that the Scenic Way Extension
Project is complete and the remaining funds in the Tripartite Agreement should now be
released. I will distribute a letter at the next meeting signed by the Clerk with the history
of the funds and the exact amount remaining.
3. Approval of Minutes- September 5, 2002, and June 20, 2002.
0
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Salem Planning Board
Minutes of Meeting
Thursday, September 19, 2002
A regular meeting of the Salem Planning Board was held on Thursday,
September 19, 2002 in the third floor conference room at 120 Washington Street,
Salem, Massachusetts at 7:00 p.m.
Those present were: Chairman Walter Power, Bill Cullen, Christine Sullivan,
Gene Collins, Chuck Puleo and Paul Durand. John Moustakis, Pamela
Lombardini, and David Weiner were absent. Also present were Staff Assistant
Stephanie Mullaney, and Eileen Sacco, Clerk.
Continuation of Public Hearing — Amendment to Site Plan Review — Fleet Bank —
21 Paradise Road
Mr. Peterson the project manager for Fleet Bank addressed the Board and stated
that they have looked at the concerns of the Board since the last meeting. He
noted that they have a traffic survey pertaining to the usage of the ATM's that
they would like to present.
Chris King addressed the Board and presented the results of the survey that they
performed. He noted that the statistics show that the peak hour usage of the
ATM's show no more than thirty (30) cars per hour. He also noted that the
amount of transactions in a month are about 7,500. He stated that the figures
were complied from the Hawthorne Square ATM in July.
Paul Durand questioned why they chose the month of July for their data, noting
that he would think that the holiday season would be a busier time of year. He
noted that he would be concemed about the effect on the parking in the shopping
center.
Christine Sullivan noted that the chart assumes that the cars go in at reasonably
paced intervals and in the real world that does not happen, and she is concerned
about blocking the intersection. Mr. King stated that the model does not assume
even distribution.
Mr. Peterson addressed the Board and stated that this plan is the strong preference
of the bank, however they have a second alternative in response to the concerns of
the Board and the Councillors.
Walter Power noted that the members of the Planning Board have visited the site
and he feels that reversing the cue would be less of a detriment to the traffic
situation there.
•
•
•
Chris King presented the alternative plan to the Planning Board. He explained
that at the request of the Board they have reversed the cue direction of the ATM
and the circulation. In this plan the ATM is not attached to the building. He also
noted that signage has been added to the plan and the traffic divider island has
been extended. He also noted that the current drainage calculations would be
maintained.
Mr. King noted that this plan calls for the elimination of 10 parking spaces along
the side of the building. He explained that they are going to the ZBA for a
variance from parking requirements at the suggestion of the Planning Board.
Bill Cullen stated that the egress vision lines are not great as the traffic is flowing
from the left, noting that the building restricts the vision on the right. He noted
that the Salem 5 in Danvers has a similar problem and has a mirror that you can
see cars coming. He asked that the developer look into that as an option for this
site.
Paul Durand stated that he felt that it is a safety issue for pedestrians.
Christine Sullivan noted that the original plan called for the relocation of 8 spaces.
Walter Power explained that the number has increased and during discussions
Councillor O'Keefe noted that since there has been a change of use for the site
from a store they should request a variance to reduce the number of spaces. He
stated that the councillors agreed and will speak in favor of the change at the ZBA
meeting. Walter Power also noted that a letter has been drafted for the review of
the Board to the ZBA supporting the change.
Mr. Peterson addressed the Board and noted that the number of parking spaces
required is related to the s.f. of the sales area and questioned if that would change
in this case. Stephanie Mullaney stated that it is a ZBA issue. Walter Power
noted that if the space changes to a like use the changes would be minimal.
There being no further comments regarding this matter at this time a motion was
made by Gene Collins to continue the public hearing to October 17, 2002,
seconded by Paul Durand and approved.
Release of Bond for Scenic Way Extension
Stephanie Mullaney addressed the Board and stated that all of the work has been
satisfactorily completed on this project an the as -built plans have been received.
She noted that Will Beaulieu has inspected the site and recommends the release of
all remaining funds in the Tripartite Agreement.
Motion made by Gene Collins to release the bond for Scenic Way Extension,
seconded by Bill Cullen and approved.
•
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•
Approval of Minutes
The minutes of the meeting of June 20, 2002 were presented for approval.
Christine Sullivan moved approval, seconded by Bill Cullen and approved.
The minutes of the meeting of September 5, 2002 were presented for approval.
Bill Cullen moved approval as amended, seconded by Gene Collins and approved.
Old / New Business
Chuck Puleo asked for an update on the Fafard property. Stephanie Mullaney
reported that she has drafted a violation letter, and Denise Sullivan is handling
that issue. She will check on the status of that and report to the Board.
Bill Cullen asked about the status of the Police Station site. Christine Sullivan
noted that Bill Luster reported at a Chamber breakfast that they have their
approvals and have gone out to bid. Paul Durand noted that the SRA approved
the project and they have final review of the design.
There being no further business to come before the Planning Board this evening a
motion was made by Bill Cullen to adjourn the meeting, seconded by Paul Durand
and approved.
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PB091902
•
QCitp of ibaiem, Piagsadjusettg
Planning 3Boarb
One iialem &reen
NOTICE OF CANCELLATION OF MEETING
You are hereby notified that the Salem Planning Board scheduled to be held on Thursday
October 3, 2002, at 7:00 PM, in Room 313, Third Floor at 120 Washington Street has been
cancelled. The next regular Planning Board meeting will be held on Thursday, October 16, 2002.
Walter B. Power, III
Chairman
This men posted on 'Official 8ullofin board'
Oft Hall An., Salem, Mass. on SEp 2 7ec.
alt ii, ( fA/)i la tamordenoe with *Wu.,
as >rl! I *HI of M.G.L.
aadaZ
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
•
•
•
CITLEM. MA
(Citp of &alem, Iaglsarbu ettf CLYERKOF'SAS OFFICE
Panning itioctrb
One iiaiem 0reen pot OCT I I A II: 31
NOTICE OF CANCELLATION OF MEETING
You are hereby notified that the Salem Planning Board meeting scheduled to be held on
Thursday, October 17, 2002, at 7:00 PM in Room 313, Third Floor at 120 Washington Street has
been canceled. The next regular Planning Board meeting will be held on Thursday, November 7,
2002.
Walter B. Power, III
Chairman
Thai notice posted an °Official Bulletin Board"
City Nall Ave., Salem, Mess. on OCT 1
�yi spec
a //: 3 7 Are accordance w Chop.
2.4
t 4 33® of N.L.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
•
Cttp of fbaiem, 31a59addjuoett STY OF
M. A
CLERK'S
OFFICE
planning 3oarb
One Eialem ,, reen
1001 NOV - I A 3 48
NOTICE OF CANCELLATION OF MEETING
You are hereby notified that the Salem Planning Board meeting scheduled to be held on
Thursday, November 7, 2002, at 7:00 PM in Room 313, Third Floor at 120 Washington Street
has been canceled. The next regular Planning Board meeting will be held on Thursday,
November 21, 2002.
This notice posted an
City Hail Ave., S1lum,
a;t 9 % 4- Ark is ,. et
9 a & 234 01 M.G.l_
Walter B. Power, III
Chairman
°�O6fficial Butted!Sane
Mass. on Jcu. 1, -26c-
datios •,•,•Sti C:«ap. 36 Sec.
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One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
eitp of 'stern, Al.atoatijuoettO
Manning 113oarb
One &Mem 'green
MEMORANDUM
TO: Planning Board Members
FROM: Stephanie Mullaney, Staff Planner
Salem Planning Department
DATE: November 1, 2002
RE: Agenda — November 7, 2002
The following is a brief description of the item(s), which are listed on the attached agenda.
Please contact me at the Salem Planning Department at 745-9595, extension 344, if you have any
questions pertaining to the agenda items.
Form A- 19 Barcelona/1 Savona:
This Form A
This form A conveys lot 731 to lot 360 and forms one parcel. The other note referring to lot 328
is not part of this application, as it has been approved and filed with the registry of deeds in the
past.
Approval of Minutes:
The Board will review the minutes from our last meeting September 19, 2002.
Old /New Business:
Chapter 91 application for Hess Gas Station has been submitted. A copy of the notification is in
your packet for review. The deadline for comments is December 3, 2002.
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
•
Walter B. Power, III
Chairman
Ttile notlise posted on "Official Bulletin
City Hail Ave S ,la on %lay. a
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One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
QCttp of ibatem, fRassisatbuotts§TEORFK.SSAAbigA
planning 3guarb
One &alem tffireen
HOZNOV - I A %tg
NOTICE OF CANCELLATION OF MEETING
You are hereby notified that the Salem Planning Board meeting scheduled to be held on
Thursday, November 7, 2002, at 7:00 PM in Room 313, Third Floor at 120 Washington Street
has been canceled. The next regular Planning Board meeting will be held on Thursday,
November 21, 2002.
Way- lJ • 101t- 1
•
Y OEEM. MA
(itp of 'aiem, JIa�$aCiu ettgCITCLERKF'SAS OFFICE
Planning Jgoarb
One Salem green
Notice of Meeting
1002 NOV 18 A 4 52
You are hereby notified that the Salem Planning Board will hold its regular meeting on
Thursday, November 21, 2002, at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III Cstr)
Chairman
Tentative Agenda:
1. Public Hearing- Wetlands and Flood Hazard Special Permit & Site Plan Review -
Jeffrey Brothers, Inc.-65 Jefferson Avenue.
2. Public Hearing -Site Plan Amendment-R.M.D, Inc. c/o Target Inc.- Hawthorne Plaza,
227 Highland Ave.
3. Public Hearing- Wetlands and Flood Hazard Special Permit & Site Plan Review -
Beverly Cooperative Bank-73, 77, and 85-87 Lafayette.
4. Approval of Minutes (September 19, 2002)
This noes posted on `Clads& 9uti n .Baer
Ctty Han Ave., Salem, Mass. on Ouv A 82002
SIM &'5 2 Hof/ hA G.L.`orda w'ihGhap. se Sec.
• Lai I- Z `lp �,�„A:.Wc./
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
•
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Salem Planning Board
Minutes of Meeting
Thursday, November 21, 2002
A regular meeting of the Salem Planning Board was held on Thursday, November 21,
2002 in the third floor conference room at 120 Washington Street, Salem, Massachusetts
at 7:00 p.m.
Those present were: Chairman Walter Power, Bill Cullen, Christine Sullivan, Gene
Collins, Chuck Puleo, John Moustakis, Paul Durand and David Weiner. Pamela
Lombardini was absent. Also present were Staff Assistant Stephanie Mullaney, and
Eileen Sacco, Clerk.
Public Hearing — Wetlands Flood Hazard Snecial Permit and Site Plan Review — Jeffery
Brothers Inc. — 65 Jefferson Avenue
Atty. Scott Grover addressed the Planning Board on behalf of his clients Raymond and
Charles Jeffery, owners of Jeffery Brothers Inc. He explained the history of the company
and noted that they have outgrown their property on Canal Street and they propose to
renovate and construct an addition at the site of the former Titus Furniture company at 65
Jefferson Avenue. He explained that they wish to renovate the interior and exterior of the
existing 2 '/: story building, demolition of the existing loading dock and the construction
of a new 9,400 s.f. metal addition to the rear of the existing building.
John Dick of Hancock Environmental addressed the Board and explained the location of
the buildings in relation to the resource area. He described the area as a landfill parcel
that extends to the lower mill pond and the boundary is the extent of the fill at the time it
was built. He estimated that the property was filled at about the same time that the dam
was abandoned. He noted that the building has been there for most of 100 years and the
entire site has been paved.
Mr. Dick noted that they are in negotiations with New England Power for use of a parcel
that they own for a large portion of the proposed swale. He also explained the drainage
for the site noting that since the area is already paved the sheet flow would be toward the
wetland, noting that there are some items that have been dumped there over the years that
need to be removed.
Mr. Dick stated that the Conservation Commission has reviewed the plan and has visited
the site and they hope to have a decision from them by the next Planning Board meeting.
He also noted that the plan will Improve water quality noting that roof runoff is cleaner
by DEP standards. He estimated 78% removal of total suspended solids, noting 80% is
the standard for new development.
Mr. Dick explained that they would be unable to meet the parking requirements with this
plan and 58 parking spaces will fit on the parcel. He noted that they would designate
employee parking and a variance has been granted by the ZBA for parking. He noted the
area for trailer storage on the site as well.
Mr. Dick explained that the Conservation Commission was concerned about the locations
of the snow storage areas and showed the suggested areas on the plan.
•
David Weiner asked if there would be curbing in the parking area. Mr. Dick stated that
there is curbing along the back and the site would re -channel the water along the top.
Walter Power also noted that there is a curb cut on the Jefferson Avenue side. Mr. Dick
stated that he would call that a traffic cut and explained that bituminous is on the property
and there is granite curbing on a small section proposed to meet the existing granite, and
noted that all curb cuts will be faced with granite.
Walter Power noted that there are no plantings or vegetation proposed for the project.,
Mr. Dick stated that the proposed snow storage areas would prevent planting. He
explained that the snow storage area was located at the back of the site which is the
logical location, but the Conservation Commission did not want it anywhere near the
vicinity of the river. He reviewed the plan and noted that there is a four foot strip in the
rear that could be used for snow storage and they could do some plantings in the front of
the property.
Bill Cullen stated that it would make sense to use the snow storage areas in the front of
the building last. He also noted that the business has a need for the use of trailers and he
would expect that they would get them out of there as soon as possible.
Christine Sullivan asked if there would be an area of the building where materials from
the finishing of fumiture would be disposed of. Mr. Jeffery stated that the state has
reviewed the plans and they are up to code. He also noted that they followed the
California code in the design and it is much stricter than Massachusetts.
Paul Durand stated that he felt that the parking is inconvenient and suggested that the
trailer storage be re -located to the back of the property to make it less unsightly and more
convenient for customers. Mr. Dick stated that cars could not be parked in that area as it
would disrupt the flow of traffic. Mr. Jeffery stated that the trailers would only be parked
long term if they had a trailer sales that would be 10 days at the most and in most cases
shorter. Mr. Durand suggested that a tent could be set up on the property and the area
designated for trailer parking could be striped. Mr. Jeffery noted that they have parking
in the rear of the building for customer pick up. Atty. Grover stated that they would take
a look at that and report at the next meeting.
Bill Cullen asked if there was any parking on Jefferson Avenue. Mr. Dick stated that
there is no parking.
Walter Power suggested that between now and the next meeting they should take a look
at the parking again.
Walter Power opened the hearing up for public comment at this time. There was no one
present who wished to speak on the matter this evening.
There being no further questions or comments regarding this matter, a motion was made
by John Moustakis to continue the public hearing to December 5, 2002, seconded by Bill
Cullen and approved unanimously.
Public Hearing — Site Plan Amendment — R.M.D, Inc. c/o Target Inc.- Hawthorne Plaza,
227 Highland Avenue
•
•
•
Ken Potts addressed the Board on behalf of Target Corporation. He explained that they
plan to renovate the existing structure at 227 Highland Avenue, the previous K-Mart
store. He explained that Target obtained the lease rights to the site through bankruptcy
proceedings and is bound to the terms and conditions of the previous lease with K-Mart.
Mr. Potts explained that they are planning to use the same floor space and reuse the site
as it exists. He stated that they would be giving the facade a face-lift to up date it to the
usual Target facade.
Mr. Potts explained that the entrance would remain the same and they would be reusing
the rooftop equipment that are on the property because they are in good shape.
David Weiner addressed Mr. Potts and noted that the Market Basket parking seems to
spill over into the former K-Mart parking area.
Walter Power asked if the Fire Department has reviewed the plan, noting that there is an
issue with the smoke detectors and pull station requirements. Mr. Potts stated that the
Fire Department would be reviewing it this week and they have an appeal into the state
regarding the smoke detectors Mr. Potts stated that the system that they proposed is
higher than the state requires.
Walter Power suggested that approval should include a condition of Fire Department
satisfaction with the plan.
Paul Durand noted that the state code give the Fire Department jurisdiction over this
matter.
Christine Sullivan stated that she was delighted that Target is interested in Salem and
noted that she was sure that the issues could be resolved.
Walter Power asked Mr. Potts if they were aware of an easement behind the building for
a roadway in the future. Mr. Potts stated that they are aware of the easement but noted
that they are only leasing the building and the site is still owned by RMD.
Walter Power opened the hearing up for public comment at this time.
Polly Wilbur of 7 Cedar Street Salem, MA. addressed the Board and cautioned the
Planning Board on the parking on this site. She agreed that the parking spills over to the
K-Mart parking area from Market Basket and she stated that she would hate to see the
demise of another retail store in Salem. John Matthews of RMD addressed the Board and
stated that the site will have a complete physical transformation with improvements. He
stated that they would control employee parking at Market Basket and other businesses in
the mall. Mr. Potts noted that they are making a big investment here and they make long
term plans.
There being no further questions or comments regarding this matter a motion was made
by Bill Cullen to close the public hearing, seconded by Chuck Puleo and approved
unanimously.
The Board reviewed a draft decision for the project with Stephanie Mullaney.
•
•
•
Motion made by John Moustakis to approve the amendment to the Site Plan for 227
Highland Avenue as amended, seconded by Christine Sullivan and approved
unanimously.
Public Hearine — Wetlands Flood Hazard Special Permit and Site Plan Review — Beverly
Cooperative Bank — 73, 77, and 85-87 Lafayette Street
Atty. George Atkins addressed the Board on behalf of his client, Beverly Cooperative
Bank and explained their proposed project. He stated that the project involves the
rehabilitation of existing buildings and construction of a drive through banking facility in
the rear of 73 Lafayette Street. He noted that the SRA has reviewed the plan and referred
it to the DRB.
Atty. Atkins also explained that a parking area with five diagonal spaces and two parallel
spaces and delivery area will be located to the rear of the existing structures and all traffic
will enter the site from Lafayette Street and exit on Derby Street.
Atty. Atkins noted that they have explored the easement with New England Power
Company and noted that it is a complicated process. He noted that the South River runs
under the building and that affects the design. He also noted that the plans have already
been changed to reflect the suggestions by the SRA and the DRB.
Atty. Atkins noted that the plans call for a Community Room facility that will be
available for use by the public.
Atty. Atkins introduced the traffic consultant to review the traffic study that has been
submitted.
The traffic consultant reviewed the study and noted that statistics and public opinion
show that customers prefer drive up banking windows. He also reviewed the traffic
circulation for the site and the drive through location. He also noted that there is a
staging area for 7 cars without interfering with traffic.
The Board reviewed the lighting plan for the site. It was noted that the lighting in the
front of the building is ornamental and not security lighting.
Atty. Atkins reviewed the utilities for the plan and stated that they would be using
existing water and sewer and gas utilities. He noted that the use requires far less utility
use than previous businesses on that site. He also noted that the landscaping and lighting
would be coordinated with the Salem Harbor Walk Plan.
David Paine the landscape architect for the project addressed the Board and explained the
landscape plan. He noted that the location of the trees could be a problem with roots
underground.
The President of Beverly Cooperative Bank addressed the Board and stated that they are
making a substantial investment in Salem, noting that they looked at other cities and
towns and liked Salem and the enhanced gateway to the South River.
•
•
•
Paul Durand noted that he has seen the project before with the SRA and the DRB and
agreed that it is a difficult site. He stated that they have done a good job of making the
project work.
Walter Power expressed his concern about the left-hand tum out of the back. He noted
that cars cue on Derby Street to turn left on Lafayette Street. He suggested signage be
incorporated into the plan.
Christine Sullivan agreed that she is also concerned about the left-hand turn, noting that it
would be a real problem from June to October and more so in October. She also noted
that she is concerned about the lack of lighting in the back of the building and the use of
the Community Room at night. Atty. Atkins stated that they would take another look at
that.
David Weiner stated that he felt that this is a great project and a welcome addition to the
community. He also noted that he is surprised that the city would allow the left hand turn
out of the back onto Derby Street. Mr. Weiner also questioned why granite sloped
curbing is not being used. Atty. Atkins stated that they would take a look at this also.
Chuck Puleo asked if there were any conditions with the lease with Mass Electric. Atty.
Atkins stated that they reserve the right of way if they need to access the site for electrical
repairs etc. He also noted that his client would like to purchase the property in the future.
Walter Power opened the hearing up for public comment at this time.
Polly Wilbur of 7 Cedar Street addressed the Board and stated that she is active in the
Alliance of Salem Neighborhood Associations. She expressed her concerns about traffic
and customers of the bank double parking to use the ATM. She requested that the
location of the ATM be moved to the back of the building. She also noted that the left
hand tum onto Derby Street will be a hazard.
Jim Treadwell of the Alliance for Salem Neighborhood Associations addressed the Board
and expressed his concerns about traffic. He suggested that they eliminated the Early
Radio building on the site to give them more space. He also suggested that cut through
traffic could be a problem on the site if this project is approved as submitted. Mr.
Treadwell also suggested that the Board should consider the Salem Harbor Plan when
deliberating on this project.
There being no further comments or questions regarding this matter, a motion was made
by John Moustakis to continue the public hearing to December 5, 2002, 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 Gene Collins to adjourn the meeting, seconded by Bill Cullen and
approved unanimously.
The meeting was adjoumed at 9:45 p.m.
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PB112102
•
(itp of &arem, ltauzarjiu5ett5ClTY OF SALEM. MA
CLERK'S OFFICE
Planning 36oarb
One batem 'r-reen
Notice of Meeting
1002 DEC -2 P 2: 55
You are hereby notified that the Salem Planning Board will hold its regular meeting on
Thursday, December 5, 2002, at 7:00 PM, in Room 313, Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
Tentative Agenda:
1. Form A- James E. Connick-Clark Ave (Lot 373).
2. Continued Public Hearing- Wetlands and Flood Hazard Special Permit & Site Plan
Review -Jeffrey Brothers, Inc.-65 Jefferson Avenue.
3. Continued Public Hearing- Wetlands and Flood Hazard Special Permit & Site Plan
Review- Beverly Cooperative Bank-73, 77, and 85-87 Lafayette.
4. Public Hearing -Site Plan Review -Heritage Cooperative Bank-35 Saint Peter Street.
5. Approval of Minutes (September 19, 2002, November 21, 2002)
MI Mao posted on "Official Bulletin tart
^Hans Await, S lor?, Mass.an DEC 2 �g��)-( i
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SSA 0 of M.G.L.
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Q .440-4 c .403
•
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
•
QEitp of harem, fifta55arliu5ettO
Planning 3goarb
One'alem it-reen
MEMORANDUM
TO: Planning Board Members
FROM: Stephanie Mullaney, Staff Planner
Salem Planning Department
DATE: November 26, 2002
RE: Agenda — December 5, 2002
Continued Public Hearing- Beverly Cooperative Bank -Site Plan Review -Wetland and
Flood Hazard District Special Permit-73-87 Lafayette (B-5 Zoning District).
The applicant has submitted applications for Site Plan Review, Wetlands and Flood Hazard
Special Permit. The project site includes the parcels located at 73, 77, vnd 85-87 Lafayette Street,
as well as a small parcel to be leased from Massachusetts Electric and an easement for a small
piece of property owned by the City of Salem.
The project involves rehabbing the existing buildings and constructing a drive-thru banking
facility in the rear of the 73 Lafayette parcel on land to be utilized belonging to the City of Salem
in accordance with a proposed easement. A parking area with five diagonal spaces and two
parallel spaces and delivery area will located to the rear of the existing structures. All traffic will
enter the site from Lafayette Street and exit to Derby Street.
The issue of public access has been addressed with public access from both Lafayette and Derby
Street. Additional, but limited, access will be available through the building itself and a
community room facility will be available in the bank for public use.
The applicant has stated that they are willing to provide maintenance for the landscaping,
driveway, sidewalks, and lighting in and around the site and in accordance with the City's design
for the Harbor Walk. The actual cost of construction of the walk does appear to be part of this
proposal. Existing topography and utilities will remain the same.
An Environmental Impact Statement and a Traffic Impact Assessmenthave been submitted. The
Environmental Impact Statement indicates no significant impact on the natural or human
environment as a result of the project. The traffic study describes the flow of the site and, in
partiEilftr9AI aosrt4IQfflaNidfa #t fl8db 7lio,;;Mk 4thativi iWarliukilA vs.
PB Memorandum
November 27, 2002
•
•
•
Traffic will flow only one-way across the site, entering the site from Lafayette Street and exiting
onto Derby Street.
Departmental Comments:
Conservation Agent Don Cefalo has requested clarification on the 200-foot riverfront resource
area and wetland delineation, as they are not indicated on the plan.
The Planning Department suggests the Board requests additional information relating to lighting
on the site.
The Assistant City Engineer requests that the applicant set up a meeting to discuss specific issue
related to the drainage plan. He has supplied the following comments:
-Handicapped access should be provided along the sidewalk to the adjacent streets
-A detailed set of drainage calculations should be supplied.
-The applicant must maintain the underground culvert
- Why are the three yard drains not feeding into the vortechnics
- Where does run-off from roof go?
- Applicant must maintain drainage facilities
- Applicant should provide certification of vortechnics tideflex valve.
November 21, 2002 Meeting update:
George Atkins, Attorney for the applicant, reviewed the plans with the Board. The Board and the
audience addressed several issues. Parking, traffic circulation on the site, entrance and exit of
vehicles onto the site, relocation of the "pedestrian ATM" and the division of pedestrians
utilizing the Harborwalk from vehicles using the drive-thru were issues addressed with the
applicant. Another issue was the concept of demolishing the old Radio and Television building to
make room for additional parking on the site.
Continued Public Hearing- Jeffrey Brothers, Inc. -Site Plan Review &Wetlands and Flood
Hazard District Special Permit- 65 Jefferson -
This proposal outlines the renovation and addition of the existing structure at 65 Jefferson
Avenue (formally Titus Fumiture). Specifically, the proposal consists of an interior and exterior
renovation of the existing 2 'A story structure, demolition of the existing loading dock and the
construction of a new 9,400 s.f. metal addition to the rear of the existing building. A variance
from the required 141 spaces will be required to allow the proposed 58 spaces. Lighting and
landscaping with be added to the site. Exisitng utilities for the site will not change, except for a
new gas connection to Jefferson Ave.
Departmental Comments:
The Fire Inspector has stated that the building needs an updated sprinkler system, an updated
Smoke and Fire Alarm System, a City Master Box and Lock Box for the front of the building,
and a Fire Department connection for sprinklers.
The Building Inspector has requested the Board look at the location of the "trailer storage" on the
PB Memorandum
November 27, 2002
•
•
Plan. Presently, it is located along Jefferson Avenue. The trailers should be relocated to the rear
of the building, out of sight from the roadway. This location is more practical, as it is located
closer to the loading dock.
The Assistant City Engineer has requested that a condition of approval be that the applicant
maintain all drainage features. Additionally, he has requested that the applicant set up an
appointment with him to discuss specific issues with drainage plan.
November 21, 2002 Update:
Scott Grover, attorney for the applicant Jeffrey Brothers Fumiture, introduced the applicant's
plan to the Board. The Board members made several comments. The Board asked if the trailer
storage area could be relocated to the rear of the site to allow for a better parking circulation, and
a more aesthetically pleasing site plan. The Board also wanted to arrange a site visit to the site
between the December 5 and 19th meetings. The Conservation Commission is currently
reviewing the application and an order of conditions is expected after the next meeting on
December 12, 2002.
Public Hearing -Heritage Cooperative Bank-35 Saint Peter Street -
The applicant is proposing to renovate the existing structure at 35 Saint Peter to accommodate a
branch of Heritage Cooperative Bank. A drive-thru facility is proposed and reconfiguration of
existing parking and the addition of landscaping. The existing building is in a B-5 zoning district
and can be accessed from both St. Peter and Federal Streets.
The drive thru would accommodate two lanes, with a passing lane for vehicles attempting to
continue around the drive thru. It is unclear if this plan allows sufficient space for two lanes and
a travel lane. There will be no additional paved area. Infact, the landscaping areas added to the
site will be carved from currently paved areas creating less impermeable area.
Department Comments:
Building Inspector/ Zoning Officer- The outer drive thru lane will obstruct the traffic flow
exiting the building.
Interim City Engineer- Joe Nerden wants to insure the plans will reflect a separate sewer and
drain on the property (Plumbing Inspector will regulate this issue). Additionally, he would like to
insure that the applicant will be responsible for maintaining existing catch basins and sweeping
for excess sand and salt.
Form A- James E. Connick- Clark Ave -
The applicant is proposing to carve out lot 373 located on Clark Ave and approximately 15, 241
square feet. The lot has sufficient square footage and frontage and is located in a Residential 1
zoning district.
•
Citp of *alert, fRafiZatbuOettiS
r
Planning ioarb
One &alem reen
Notice of Meeting
CITY OE SALEM. MA
CLERK'S OFFICE
ZOO/ DEC I b P 2 2q
You are hereby notified that the Salem Planning Board will hold its regular meeting on
Thursday, December 19, 2002, at 6:30 PM in City Council Chambers and 7:OOPM in Room 313,
Third Floor at 120 Washington Street.
Walter B. Power, III
Chairman
City Council Chambers,' 93 Washington- 6:30PM::
Joint Public Hearing -City Council/Planning Board -Rezoning Request for 209 Highland Avenue
from B-2 to Rr3.
Tentative Agenda (120 Washington Street, 3rd Floor, Room 313):
1. Continued Public Hearing- Wetlands and Flood Hazard Special Permit & Site Plan
Review -Jeffrey Brothers, Inc.-65 Jefferson Avenue.
2. Continued Public Hearing- Wetlands and Flood Hazard Special Permit & Site Plan
Review- Beverly Cooperative Bank-73, 77, and 85-87 Lafayette.
3. Public Hearing -Site Plan Review -Heritage Cooperative Bank-35 Saint Peter Street.
4. Approval of Minutes (September 19, 2002, November 21, 2002)
on "Mel& BiMMNn lisenr
OW Nall Ave., Salem, Mass. on DEC 1 6-2002
of � : al eel la accortiancie with Chap. 39 an.
VIA• SOD of M.G.L.
Iii��rMt e`' ✓
One Salem Green, Salem, Massachusetts 01970 (978) 745-9595 ext. 311 Fax (978) 740-0404
•
•
•
MEMORANDUM
TO: Planning Board Members
FROM: Stephanie Mullaney, Staff Planner
Salem Planning Department
DATE: December 12, 2002
RE: Agenda — December 19, 2002
Joint Public Hearing with City Council, 6:30PM- 7:OOPM, City Council Chambers.
This Joint Public Hearing will be held in the City Council Chambers on December 19, 2003 at
6:30PM. Our regular Planning Board meeting will be held promptly at 7:00pm in the Annex.
The purpose of this meeting is to consider a request to amend the City of Salem Zoning
Ordinance for the property located a 209 Highland Avenue. Currently, the zoning district is B-2
and the applicant is proposing the adjacent R-3 District be extended to encompass this property.
The property is under agreement with the John m. Corcoran and Company, owners of the
abutting residential property hawthome Commons. Corcoran wishes to construct Phase two of
Hawthorne Commons if the zoning change is approved. A copy of the petition is enclosed for
your review.
Continued Public Hearing- Beverly Cooperative Bank -Site Plan Review -Wetland and
Flood Hazard District Special Permit-73-87 Lafayette (B-5 Zoning District).
The applicant has submitted applications for Site Plan Review, Wetlands and Flood Hazard
Special Permit. The project site includes the parcels located at 73, 77, and 85-87 Lafayette Street,
as well as a small parcel to be leased from Massachusetts Electric and an easement for a small
piece of property owned by the City of Salem.
The project involves rehabbing the existing buildings and constructing a drive-thru banking
facility in the rear of the 73 Lafayette parcel on land to be utilized belonging to the City of Salem
in accordance with a proposed easement. A parking area with five diagonal spaces and two
parallel spaces and delivery area will located to the rear of the existing structures. All traffic will
enter the site from Lafayette Street and exit to Derby Street.
PB Memorandum
December 12, 2002
The issue of public access has been addressed with public access from both Lafayette and Derby
Street. Additional, but limited, access will be available through the building itself and a
community room facility will be available in the bank for public use.
The applicant has stated that they are willing to provide maintenance for the landscaping,
driveway, sidewalks, and lighting in and around the site and in accordance with the City's design
for the Harbor Walk. The actual cost of construction of the walk does appear to be part of this
proposal. Existing topography and utilities will remain the same.
An Environmental Impact Statement and a Traffic Impact Assessmenthave been submitted. The
Environmental Impact Statement indicates no significant impact on the natural or human
environment as a result of the project. The traffic study describes the flow of the site and, in
particular, how the design will attempt to accommodate traffic from the two drive-thru windows.
Traffic will flow only one-way across the site, entering the site from Lafayette Street and exiting
onto Derby Street.
Departmental Comments:
Conservation Agent Don Cefalo has requested clarification on the 200-foot riverfront resource
area and wetland delineation, as they are not indicated on the plan.
The Planning Department suggests the Board requests additional information relating to lighting
on the site.
The Assistant City Engineer requests that the applicant set up a meeting to discuss specific issue
related to the drainage plan. He has supplied the following comments:
-Handicapped access should be provided along the sidewalk to the adjacent streets
-A detailed set of drainage calculations should be supplied.
-The applicant must maintain the underground culvert
-Why are the three yard drains not feeding into the vortechnics
-Where does run-off from roof go?
-Applicant must maintain drainage facilities
-Applicant should provide certification of vortechnics tideflex valve.
November 21, 2002 Meeting update:
George Atkins, Attorney for the applicant, reviewed the plans with the Board. The Board and the
audience addressed several issues. Parking, traffic circulation on the site, entrance and exit of
vehicles onto the site, relocation of the "pedestrian ATM" and the division of pedestrians
utilizing the Harborwalk from vehicles using the drive-thru were issues addressed with the
applicant. Another issue was the concept of demolishing the old Radio and Television building to
make room for additional parking on the site.
December 5, 2002 Update:
The meeting was cancelled due to lack of quorum. A revised set up plans has recently been
submitted for your review. Additionally, the Conservation Commission continued its review until
its next meeting on January 9, 2003.
•
•
•
PB Memorandum
December 12, 2002
Continued Public Hearing- Jeffrey Brothers, Inc. -Site Plan Review &Wetlands and Flood
Hazard District Special Permit- 65 Jefferson -
This proposal outlines the renovation and addition of the existing structure at 65 Jefferson
Avenue (formally Titus Furniture). Specifically, the proposal consists of an interior and exterior
renovation of the existing 21/2 story structure, demolition of the existing loading dock and the
construction of a new 9,400 s.f. metal addition to the rear of the existing building. A variance
from the required 141 spaces will be required to allow the proposed 58 spaces. Lighting and
landscaping with be added to the site. Exisitng utilities for the site will not change, except for a
new gas connection to Jefferson Ave.
Departmental Comments:
The Fire Inspector has stated that the building needs an updated sprinkler system, an updated
Smoke and Fire Alarm System, a City Master Box and Lock Box for the front of the building,
and a Fire Department connection for sprinklers.
The Building Inspector has requested the Board look at the location of the "trailer storage" on the
Plan. Presently, it is located along Jefferson Avenue. The trailers should be relocated to the rear
of the building, out of sight from the roadway. This location is more practical, as it is located
closer to the loading dock.
The Assistant City Engineer has requested that a condition of approval be that the applicant
maintain all drainage features. Additionally, he has requested that the applicant set up an
appointment with him to discuss specific issues with drainage plan.
November 21, 2002 Update:
Scott Grover, attorney for the applicant Jeffrey Brothers Furniture, introduced the applicant's plan
to the Board. The Board members made several comments. The Board asked if the trailer storage
area could be relocated to the rear of the site to allow for a better parking circulation, and a more
aesthetically pleasing site plan. The Board also wanted to arrange a site visit to the site between
the December 5 and 19`h meetings. The Conservation Commission is currently reviewing the
application and an order of conditions is expected after the next meeting on December 12, 2002.
December 5, 2002 Update:
The meeting was cancelled due to lack of quorum. At their meeting on December 12, 2002, the
Conservation Commission issued an Order of Conditions for Jeffrey Brothers.
Public Hearing -Heritage Cooperative Bank-35 Saint Peter Street -
The applicant is proposing to renovate the existing structure at 35 Saint Peter to accommodate a
branch of Heritage Cooperative Bank. A drive-thru facility is proposed and reconfiguration of
existing parking and the addition of landscaping. The existing building is in a B-5 zoning district
and can be accessed from both St. Peter and Federal Streets.
The drive thru would accommodate two lanes, with a passing lane for vehicles attempting to
continue around the drive thru. It is unclear if this plan allows sufficient space for two lanes and a
travel lane. There will be no additional paved area. Infact, the landscaping areas added to the site
•
•
•
PB Memorandum
December 12, 2002
will be carved from currently paved areas creating less impermeable area.
Department Comments:
Building Inspector/ Zoning Officer- The outer drive thru lane will obstruct the traffic flow exiting
the building.
Interim City Engineer- Joe Nerden wants to insure the plans will reflect a separate sewer and
drain on the property (Plumbing Inspector will regulate this issue). Additionally, he would like to
insure that the applicant will be responsible for maintaining existing catch basins and sweeping
for excess sand and salt.
Administrative Issues:
A tentative agenda for next years meeting schedule has been placed in your packets. Please
review then and discuss at the next meeting.
•
•
•
Salem Planning Board
Minutes of Meeting
Thursday, December 19, 2002
A regular meeting of the Salem Planning Board was held on Thursday, December 19,
2002 in the third floor conference room at 120 Washington Street, Salem, Massachusetts
at 7:00 p.m.
Those present were: Bill Cullen, Christine Sullivan, Gene Collins, Chuck Puleo, Paul
Durand, John Moustakis, Pamela Lombardini, David Weiner. Chairman Walter Power
was absent. Also present were Staff Assistant Stephanie Mullaney, and Eileen Sacco,
Clerk.
In the absence of Chairman Walter Power, Chuck Puleo chaired the meeting.
Continuation of Public Hearing — Wetlands Flood Hazard Special Permit & Site Plan
Review — Jeffery Brothers, Inc. 65 Jefferson Avenue
Attorney Scott Grover addressed the Board and explained that they have met with the
Conservation Commission and received an Order of Conditions. He explained .the
concerns of the Board and the changes that they have made to the plan to address the
concems. He noted that there is no change on the site except for the improvement to the
runoff and the reduction in the total suspended solids. John Dick estimated that they
would reduce the runoff by a cubic yard and noted that while it is not much it is an
improvement.
Mr. Dick also noted the changes in the location for the snow storage from the front of the
property to other areas on the site that would leave room for some ornamental
landscaping on the front of the site.
Mr. Dick also noted that the parking area has been revised to allow for more parking and
when a tent/truck load sale is in progress they would utilize an area of the parking lot for
a limited amount of time. He also noted that truck storage would be in the rear of the
property, as well as employee parking and customer pick up.
David Weiner suggested that the trailer parking area that was proposed should be striped
for customer parking. He also questioned whether parking is allowed on the street in
front of the building. Atty. Grover stated that right now parking is prohibited in the front
of the building but they are looking into getting that changed to allow for parking there
during business hours.
Chuck Puleo opened the hearing up for public comment at this time. There was no one
present who wished to speak on the matter this evening.
John Moustakis suggested that the Board should schedule a site visit. The Board
scheduled a site visit for Saturday, January 4, 2003 at 8:00 a.m.
There being no further questions or comments regarding this matter a motion was made
by Christine Sullivan to continue the public hearing to January 9, 2003, seconded by
Gene Collins and approved unanimously.
•
•
•
Continuation of Public Hearing — Wetlands Flood Hazard Special Permit and Site Plan
Review- Beverly Cooperative Bank- 73, 77, and 85-87 Lafayette Street
Atty. George Atkins addressed the Board and reported that since the last meeting they
have met with the Conservation Commission and the DRB/SRA and they have revised
the site plan and have provided details of the plans and lighting as well as amended
elevations and landscaping plans.
Atty. Atkins stated that they have reviewed the left-hand turn onto Derby Street and they
are comfortable with it. He suggested a six-month trial period of time to try this and see
if it needs to be changed. He stated that they would be willing to take a condition on this.
Chuck Puleo suggested that they could restrict the left-hand turn at busy times of the day.
Atty. Atkins reported that they looked at the potential for double parking on Derby Street
and noted that the ATM will be located in the drive through area.
Atty. Atkins also noted that they have changed the plan to install vertical granite curbing
along the walkway on the drive through side of the building.
Atty. Atkins reviewed the lighting plan and noted that new lights would be mounted on
the building. He also noted that after long negotiations with New England Power they
have agreed to grass pavers.
Atty. Atkins also noted that they have widened the walkway to the community room by a
foot to allow for wheelchair access to the building.
Atty. Atkins reviewed the parking for the site and noted that the employees would be
encouraged to use the South River Parking Garage. He also noted that they purchased a
lot on Peabody Street which is adjacent to city owned land that is intended to be a park.
He stated that they intend to work closely with the city and Coastal Zone Management on
this project. He also stated that they may provide neighborhood parking for the residents
of Peabody Street.
Christine Sullivan addressed the applicant and stated that she is concerned about the
visibility of the water. She asked if one could see the water looking through the bank.
Atty. Atkins stated that there is no view of the water because of security reasons. He
explained that they cannot have a transparency of the space in the building.
Denise Sullivan explained that the harbor plan shows the lot and the building with an
arrow at the corner of the building being the access to the water front. She stated that the
Planning Department feels that the corner and the design of the it will attract people to
the harbor.
Christine Sullivan questioned whether the lighting for the community building was
sufficient for people who may be leaving the building at 9:30 p.m. Atty. Atkins stated
that they feel it is and explained the proposed lighting for the site.
Atty. Atkins explained that the they have revised the landscaping slightly and noted that a
tree has been added and grass will be planted in an area identified on the plan.
•
•
Atty. Atkins explained that they will be going to the City Council for approval of an
easement in early January.
Chuck Puleo opened the hearing up for public comment at this time. There was no one
present who wished to speak on the matter this evening.
Chuck Puleo suggested that the Commission schedule a site visit for Saturday, January 4,
2003 at 9:00 am.
There being no further questions or comments regarding this matter this evening a motion
was made by John Moustakis to continue the public hearing the January 9, 2003,
seconded by Bill Cullen and approved unanimously.
Public Hearing — Site Plan Review — Heritage Cooperative Bank — 35 St. Peter Street
Paul Barleau addressed the Board and explained the plans of the Heritage Bank to
renovate the existing structure at 35 St. Peter Street to accommodate a branch of the
bank. He explained that a drive through facility is proposed and the reconfiguration of
the existing parking as well as the addition of landscaping. He noted that the existing
building is in a B-5 zone and can be accessed from both St. Peter Street and Federal
Street.
Mr. Barleau explained that the drive through would accommodate two lanes, with a
passing lane for vehicles attempting to continue around the drive through.
Bill Cullen noted that he has concerns about the location of the loading dock that is
existing on the site. He suggested that if that were removed it would improve access to
the drive through.
Christine Sullivan expressed her concerns about the parking and the cueing for the drive
through. She noted that conceptually the idea seems fine but she is concerned about the
traffic flow in the back of the building and the location of the loading dock.
Chuck Puleo opened the hearing up for public comment at this time. There was no one
present who wished to speak on the matter this evening.
Chuck Puleo asked if members of the Board would like to schedule a site visit. The
members agreed that they would visit the site individually before the next meeting.
There being no further questions or comments regarding this matter this evening a motion
was made by John Moustakis to continue the public hearing the January 9, 2003,
seconded by Bill Cullen and approved unanimously.
Old/New Business
Stephanie Mullaney noted that the next scheduled meeting for the Planning Board is
January 2, 2002 and some members have requested that it be changed to January 9, 2003.
Bill Cullen moved to change the date of the next Planning Board meeting to January 9,
2003, seconded by Gene Collins and approved.
•
•
•
John Moustakis addressed the Board and reported that he thinks that the area of Charter
Street near the Peabody Essex Museum Project looks narrow to him if you look at it from
Hawthorne Boulevard to Front Street. Stephanie Mullaney will have Will Beaulieu take
a look at that.
Stephanie Mullaney reported that Mass Highway has the plans for the deceleration lane
for Home Depot 75% complete and she should have them available at the next meeting.
There being no further business to come before the Planning Board this evening a motion
was made by Bill Cullen to adjourn the meeting, seconded by John Moustakis and
approved unanimously.
The meeting was adjourned at 9:00 p.m.
Respectfully submitted by:
Eileen M. Sacco, Clerk
Salem Planning Board
PB121902