Decision_Harmony Grove_2022
CITY OF SALEM
PLANNING BOARD
Decision
An Amendment to Site Plan Review, Planned Unit Development Special
Permit, and Flood Hazard Overlay District Special Permit
1 Harmony Grove Rd (Map 16, Lot 377), 3 Harmony Grove Rd. (Map 16, Lot 239), 5
Harmony Grove Road (Map 16, Lot 378), 60 Grove Street (Map 16, Lot 237), and 64 Grove
Street (Map 16, Lot 236)
February 23, 2022
Re: Application of JOSEPH CORRENTI f/b/o 116 Bennington Street Realty Trust for the property
located at 1 Harmony Grove Rd (Map 16, Lot 377), 3 Harmony Grove Rd. (Map 16, Lot 239), 5
Harmony Grove Road (Map 16, Lot 378), 60 Grove Street (Map 16, Lot 237), and 64 Grove Street
(Map 16, Lot 236) in the I, R2, and BPD Zoning Districts for Site Plan Review in the Entrance
Corridor Overlay District in accordance with the following sections of the Salem Zoning Ordinance:
Section 9.5 Site Plan Review, Section 8.1 Flood Hazard Overlay District, Section 8.2 Entrance
Corridor Overlay District, 8.3 Business Park Special Permit, and Section 7.3 Planned Unit
Development Special Permit.
On Thursday, September 9, 2021, the Planning Board of the City of Salem opened a Public Hearing
regarding the application of Joseph Correnti, on behalf of 116 Bennington Street Realty Trust, for
an amendment to the previously approved Planned Unit Development Special Permit, Site Plan
Review, and Flood Hazard Overlay District Special Permit, for the property located at 1, 3 & 5
Harmony Grove Road and 60 & 64 Grove Street, the former Salem Oil & Grease Company site
(Map 16, Lots 236, 237, 239, 377 & 378). The applicant is requesting an amendment to a
previously approved plan by reducing the number of units to 124 in three buildings, adding a
fitness building, dog park, and basketball court. The proposed work includes razing any existing
improvements, construction of the new buildings and amenities, and pavement.
Procedural History
1. An application for a Site Plan Review under Sections 9.5, 8.1, 8.2, 8.3, and 7.3 of the City
of Salem Zoning Ordinance was made by Joseph Correnti, on behalf of 116 Bennington
Street Realty Trust, and filed with the Planning Board August 19, 2021.
2. The Planning Board of the City of Salem opened the public hearing on Thursday,
September 9, 2021. The public hearing was continued to October 21, 2021; November 4,
2021; December 2, 2021; December 16, 2021; January 6, 2022; January 20, 2022; February
3, 2022; and February 17, 2022.
3. On September 9, 2021, the Planning Board voted to refer the application to the Design
Review Board. The Design Review Board considered the application at their October 27,
2021 meeting.
Planning Board Decision
Harmony Grove
February 23, 2022
2
4. On November 18, 2021, the Design Review Board voted six (6) in favor and zero (0)
opposed to recommend the design to the Planning Board with conditions.
5. The Planning Board closed the public hearing on February 17, 2022.
6. The plans and other submission material were reviewed by the Planning Board. Throughout
its deliberations, the Planning Board has been mindful of the statements of the applicants
and their representatives, and the comments of the general public, all as made at the public
hearing.
Findings
The Planning Board, after a public hearing and review of submitted materials and testimony,
hereby finds that the proposed amendment to the previously approved project meets the
provisions of the City of Salem Zoning Ordinance, Sec. 7.3 Planned Unit Development, Sec. 9.5
Site Plan Review and Sec. 8.1 Flood Hazard Overlay District Special Permit, and 8.3 Business
Park Development Special Permit as follows:
7.3.1 Purpose – Planned unit development is designed to provide various types of land
use which can be combined in compatible relationship with each other as part of a totally
planned development. The proposed amendment to the previously approved planned unit
development is in harmony with the purpose and intent of this ordinance and the master
plan of the City of Salem as this project will incorporate community space and non-
residential use into the mixture of housing and open space.
7.3.2 Applicability – The proposed PUD meets the minimum size requirement of 60,000
square feet; the development parcels total 362,000 square feet.
7.3.3 Uses – All proposed uses, including residential multi-family and non-residential,
are allowed in a PUD development.
7.3.3.2 – A non-residential use is proposed within the PUD project site.
7.3.3.3 – In the Business Park Development district, residential uses and associated
improvements cannot exceed 50% of the land area of the parcel. Residential
development, including associated improvements such as driveways, parking and
landscaping, will comprise less than 50% of the total land area of the project site. The
new building at 60 Grove Street will not increase the residential development area.
The Planning Board hereby makes the following findings pertaining to the Flood Hazard District
Special Permit:
1. The proposed use will comply in all respects to the uses and provisions of the
underlying district in which the land is located.
2. There are adequate convenience and safety of vehicular and pedestrian movement
within the site and in relation to adjacent streets and property, particularly in the event of
Planning Board Decision
Harmony Grove
February 23, 2022
3
flooding of the lot(s) or adjacent lot(s) caused by either overspill from waterbodies or
high runoff.
3. Utilities, including gas, electricity, fuel, water and sewage disposal, shall be located
and constructed so as to protect against breaking, leaking, short-circuiting, grounding or
igniting or any other damage due to flooding.
Decision
At a regularly scheduled meeting of the Planning Board held on February 17, 2022, the Planning
Board voted by a vote of eight (8) in favor (Chair Bill Griset, Kirt Rieder, Carole Hamilton, Tom
Furey, Todd Waller, Sarah Tarbet, Helen Sides, and Zach Caunter), and zero (0) opposed to
approve the proposed amendments subject to the following conditions:
1. Original Decision
a. All conditions set forth in the original decision for Site Plan Review, Planned Unit
Development Special Permit and Flood Hazard District Special Permit dated October
26, 2012, the amended decision dated December 11, 2014, and the amended decision
dated January 26, 2018, shall remain in full force and effect, except as modified by the
following plans:
Drawing Title Sheet No. Prepared By Issued Revised
Cover C-0 DJSA Architecture PC 10.15.2021 11.05.2021
Floor Plans - Parking &
Ground, Grove Street,
Building 1
A1.1A DJSA Architecture PC 10.15.2021 11.05.2021
Floor Plans – Typical &
Fourth, Grove Street,
Building 1
A1.1B DJSA Architecture PC 10.15.2021 11.05.2021
Exterior Elevations –
Grove Street, Building 1
A2.1A,
A2.1B
DJSA Architecture PC 10.15.2021 11.05.2021
Floor Plans - Parking &
Ground, Grove Street,
Building 2
A1.2A DJSA Architecture PC 10.15.2021 11.29.2021
Floor Plans – Typical &
Fourth, Grove Street,
Building 2
A1.2B DJSA Architecture PC 10.15.2021 11.29.2021
Exterior Elevations –
Grove Street, Building 2
A2.2A,
A2.2B
DJSA Architecture PC 10.15.2021 11.29.2021
11.29.2021
Floor Plans - Parking &
Ground, Grove Street,
Building 3
A1.3A DJSA Architecture PC 10.15.2021 11.05.2021
Floor Plans – Typical &
Fourth, Grove Street,
Building 3
A1.3B DJSA Architecture PC 10.15.2021 11.05.2021
Planning Board Decision
Harmony Grove
February 23, 2022
4
Exterior Elevations –
Grove Street, Building 3
A2.3A,
A2.3B
DJSA Architecture PC 10.15.2021 11.05.2021
Grove Street – Fitness
Center
A1.4 DJSA Architecture PC 11.05.2021 11.05.2021
Grove Street –
Community Building
A1.5 DJSA Architecture PC 11.05.2021 11.05.2021
Community Building
Elevations
A2.5A,
A2.5B
DJSA Architecture PC 11.05.2021 11.05.2021
Roof Plan – Grove Street,
Building 3
A3.3 DJSA Architecture PC 12.28.2021
Site Section – Grove
Street, Building 3
A4.3 DJSA Architecture PC 12.28.2021
Site Sections and Roof
Plans – Grove Street –
Fitness Center
A3.4A DJSA Architecture PC 02.14.2022
RTU Cut Sheets – Grove
Street – Fitness Center
A3.4B DJSA Architecture PC 02.14.2022
Site Sections and Roof
Plans – Community
Building
A3.5A DJSA Architecture PC 02.14.2022
RTU Cut Sheets –
Community Building
A3.5B DJSA Architecture PC 02.14.2022
Roof Screening –
Community Building
A4 DJSA Architecture PC 02.14.2022
Cover Griffin Engineering
Group, LLC
08.18.2021 02.09.2022
Plan Notes N-1 Griffin Engineering
Group, LLC
08.18.2021 02.09.2022
Boundary and Zoning
Plan
C-1 Griffin Engineering
Group, LLC
08.18.2021
Existing Conditions Plan C-2 Griffin Engineering
Group, LLC
08.18.2021 02.01.2022
Overall Site Layout Plan C-3 Griffin Engineering
Group, LLC
08.18.2021 02.09.2022
Site Layout Plan C-3A Griffin Engineering
Group, LLC
08.18.2021 02.01.2022
Site Layout Plan C-3B-C Griffin Engineering
Group, LLC
08.18.2021 02.09.2022
Grading, Drainage &
Erosion Control Plan
C-4A Griffin Engineering
Group, LLC
08.18.2021 02.03.2022
Grading, Drainage &
Erosion Control Plan
C-4B-C Griffin Engineering
Group, LLC
08.18.2021 02.09.2022
Utilities Plan C-5A Griffin Engineering
Group, LLC
08.18.2021 02.03.2022
Utilities Plan C-5B Griffin Engineering
Group, LLC
08.18.2021 02.01.2022
Planning Board Decision
Harmony Grove
February 23, 2022
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Utilities Plan C-5C Griffin Engineering
Group, LLC
08.18.2021 02.03.2022
Details I C-6 Griffin Engineering
Group, LLC
08.18.2021 02.01.2022
Details II C-7 Griffin Engineering
Group, LLC
08.18.2021 02.01.2022
Details III C-8 Griffin Engineering
Group, LLC
08.18.2021 02.03.2022
Details IV C-9 Griffin Engineering
Group, LLC
08.18.2021
Landscaping Plan L-1 Griffin Engineering
Group, LLC
08.18.2021 02.09.2022
Photometric Plan WLS Lighting Systems 10.14.2011
b. Prior to issuance of a building permit, the applicant shall submit a revised civil plan
sheet set, showing the necessary one-foot contour lines as required by Section 9.5.3.
c. Prior to issuance of a building permit, applicant shall submit a revised Layout Plan,
Sheet C-3A-C, showing lockable gate access to the AUL portion of the site.
2. Amendments
a. Any proposed future changes to the site plan shall be submitted to the City Planner for
their review, prior to any changes in the field. The submission shall include a plan sheet
with all changes from the plans approved by the Planning Board bubbled, noted, and
stamped by a licensed professional engineer or architect. This submission shall also
include a brief narrative explaining the proposed changes. If deemed necessary by the
City Planner, these amendments shall be brought to the Planning Board. Any waiver of
conditions contained within shall require the approval of the Planning Board.
3. Salem Design Review Board
a. As described in its November 18, 2021, letter to the Planning Board, the Salem Design
Review Board voted six (6) in favor and zero (0) opposed to recommend design
approval.
b. All construction plans shall be in accordance with the plans submitted and approved by
the Planning Board. Any changes from the plans approved by this decision shall be
bubbled, noted, and stamped by a licensed professional engineer or architect on the
final construction plans submitted to the DRB for review and approval. This submission
shall also include a brief narrative explaining any changes.
c. The DRB shall inform the City Planner that the construction plans conform to the
approved plans or note the changes indicated by the applicant. The DRB shall provide
a recommendation to approve or not approve the changes. The City Planner shall
review the recommendation, and if deemed necessary by the City Planner, the changes
shall be brought to the Planning Board. Any waiver of conditions contained within shall
require the approval of the Planning Board.
Planning Board Decision
Harmony Grove
February 23, 2022
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4. Site Specific Conditions
a. All of the trees planted in the ECOD shall have a minimum caliper of 3.5” of the tree
diameter breast height (DBH) to meet the ECOD minimum standards.
b. All of the curbing in the ECOD shall be vertical granite at least 6” in height. This
includes all curbing around landscaped areas.
c. Where HVAC units are installed on site, they shall be visually screened. The method
for screening the unit shall be submitted to the City Planner for review and approval
prior to installation. Approved method for screening shall be constructed and installed
prior to the issuance of a Certificate of Occupancy. If not screened, units shall be dark
in color.
5. City Engineer & Utilities
a. All work shall comply with the requirements of the City Engineer.
b. The applicant shall comply with all of the recommendations included in the final peer
review letter, to be issued by Bobrek Engineering & Construction, released to the
applicant by the City Planner.
c. Any changes to the accepted Stormwater Management Plan, dated August 2021, shall
be submitted to City Engineer before issuance of a Building Permit. If changes are
found to be significant, as determined by City Engineer, the City Engineer may require
the project undergo another peer review, at the applicant’s expense.
6. Board of Health
The owner shall comply with the following specific conditions issued by the Board of Health:
a. The individual presenting the plan to the Board of Health must notify the Health Agent
of the name, address, and telephone number of the project (site) manager who will be
on site and directly responsible for the construction of the project.
b. If a DEP tracking number is issued for this site under the Massachusetts Contingency
Plan, no structure shall be constructed until the Licensed Site Professional responsible
for the site meets the DEP standards for the proposed use.
c. A copy of the Licensed Asbestos Inspector’s Report must be sent to the Health Agent.
d. A copy of the Demolition Notice sent to the DEP, Form BWPAO6, must be sent to the
Health Agent.
e. The developer shall adhere to a drainage plan as approved by the City Engineer.
f. The developer shall employ a licensed pesticide applicator to exterminate the area prior
to construction, demolition, and/or blasting and shall send a copy of the exterminator’s
invoice to the Health Agent.
g. The developer shall maintain the area free from rodents throughout construction.
h. The developer shall submit to the Health Agent a written plan for dust control and street
sweeping which will occur during construction.
i. The developer shall submit to the Health Agent a written plan for containment and
removal of debris, vegetative waste, and unacceptable excavation material generated
during demolition and/or construction.
j. The Fire Department must approve the plan regarding access for firefighting.
k. Noise levels from the resultant establishment(s)generated by operations, including but
not limited to refrigeration and heating, shall not increase the broadband sound level
by more than 10 dB(A) above the ambient levels measured at the property line.
Planning Board Decision
Harmony Grove
February 23, 2022
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l. The developer shall disclose in writing to the Health Agent the origin of any fill
material needed for the project.
m. The resultant establishment shall dispose of all waste materials resulting from its
operation in an environmentally sound manner as described to the Board of Health.
n. The developer shall notify the Health Agent when the project is complete for final
inspection and confirmation that above conditions have been met.
7. Violations
a. Violations of any condition contained herein shall result in revocation of this permit by
the Planning Board, unless the violation of such condition is waived by a majority vote
of the Planning Board.
Record of Vote
The following members of the Planning Board voted eight (8) in favor and zero (0) opposed to
approve the Site Plan Review application subject to the above-stated terms and conditions: Chair
Bill Griset, Kirt Rieder, Carole Hamilton, Tom Furey, Todd Waller, Sarah Tarbet, Helen Sides,
and Zach Caunter.
I hereby certify that a copy of this decision and plans has been filed with the City Clerk and copies are on file with
the Planning Board. The Special Permit shall not take effect until a copy of this decision bearing the certification of
the City Clerk that twenty (20) days have elapsed and no appeal has been filed or that if such appeal has been filed,
and it has been dismissed or denied, is recorded in the Essex South Registry of Deeds and is indexed under the name
of the owner of record. The owner or applicant, his successors or assigns, shall pay the fee for recording or
registering.
William Griset, Chair
Salem Planning Board