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City of Salem Planning Board
Meeting Minutes
Thursday, May 21, 2015
A regularly scheduled meeting of the Salem Planning Board was held on Thursday, May 21, 2015 at 7:00 p.m. in Room 313, Third Floor, at 120 Washington Street, Salem, Massachusetts.
Chairman Puleo opened the meeting at 7:13 pm. ~
Roll Call
Those present were: Charles Puleo, Chair, Ben Anderson, Vice Chair, Helen Sides, Randy Clarke, Kirt Rieder, Dale Yale, Bill Griset and Noah Koretz. Absent: Matthew Veno
Also present: Erin Schaeffer, Staff Planner, and Pamela Broderick, Planning Board Recording Clerk. ~
Approval of Minutes
April 2, 2015 Regular Meeting Minutes
No comments or corrections were made by the Planning Board members. ~
Motion and Vote:~Helen Sides made a motion to approve the April 2, 2015 Regular Meeting Minutes, seconded by Randy Clarke. ~The vote was unanimous with eight (8) in favor and none (0) opposed.
Regular Agenda
Location: 92-94 Lafayette Street (map 34 Lot 414)
Applicant: RCG KLONDIKE CLUB LLC, RCG LLC
Description: A public hearing for Site Plan Review, to consider an application to convert the second floor and its mezzanine of an existing commercial building into eight (8) residential dwelling units.
Documents and Exhibitions:
- Site Plan Review Application stamped received April 29, 2015
- Correspondence from RCG Klondike Club LLC grants permission to RCG LLC, dated April 28, 2015
- Environmental Impact Statement prepared by RCG, LLC dated April 28, 2015, with attached photograph of 92-96 Lafayette Street Parking Plan
- RCG Apartments Zoning Package 92-96 Lafayette Street, Salem, dated March 18, 2015 includes:
- Site Plan of Land 92-96 Lafayette Street, prepared by North Shore Survey Corporation, 14 Brown Street, Salem, dated April 10, 2015
- RCG Apartments, Floorplans prepared by Pitman & Wardley, 32 Church Street, Salem, dated March 18, 2015
- Existing Basement & First Floor Floorplans A1
- Proposed Basement & First Floor Floorplans A1A
- Existing Second & Third Floor & Roof Floorplans A2
- Proposed Second & Third Floor & Roof Floorplans A2A
- Existing Front, Sides & Rear Elevation Drawings A3
- Proposed Front, Sides & Rear Elevation Drawings A3A
Sarah Bilello, architect; Pitman & Wardley, 32 Church Street, Salem, presented for the applicant. Other speakers included:
- David Steinbergh, Principal, RCG LLC, 17 Ivaloo Street, Suite 100, Somerville, MA
- Jim Gagnon, Property Manager, RCG LLC, 17 Ivaloo Street, Suite 100, Somerville , MA
Ms. Bilello advised the goals of this commercial property conversion are:
- Preserve restaurant space and storage on the first floor and usable basement,
- Add eight (8) residential units and 3 parking spaces with the balance of parking provided on adjacent property controlled by RCG.
Using the proposed floorplans, she reviewed the key elements of the proposed changes to the structure and property.
In response to clarification questions from Planning Board members, Ms. Bilello and Mr. Steinbergh also confirmed:
- Rental units will include a loft feature which uses the mezzanine space.
- Mr. Steinbergh confirmed the concept is for long-term rental property not conversion to condominiums.
- Proposal includes a new staircase to the rear of the building that will be enclosed.
- There is an existing interior elevator; all units will have access to it.
PARKING DISCUSSION:
- Staff planner Ms. Schaeffer confirmed for the Board the parking requirement here is one (1) space per unit.
- Mr. Clarke asked how the ownership and ongoing availability of the five (5) parking spaces not on the property will be associated to this property—by deed? Mr. Steinbergh advised the spaces will not be deeded to this development. In his opinion, the property is assured to have access to these spaces because they will be specified in the details of the Planning Board Decision which will be recorded.
- The Board expressed concern it could be easy to accidentally assign these spaces to multiple projects, sell them separately as part of a different RCG parcel or otherwise lose their connection to this development. The Board wishes to assure that all eight (8) units will have parking provided on an ongoing basis.
- The general consensus of the Planning Board was to require the proponent provide documentation formally assigning these parking spaces from one RCG entity to another for the express and dedicated use by these proposed residences. Such document should be added to the proponent’s application and become a part of the decision.
- The Board directed planning staff to seek advice from the City Solicitor with regard to ensuring all proposed parking remains associated with the development of this parcel.
- Parking will be accessed via Dodge Street Court, no vehicular traffic expected on the alleys on either side of the building.
ADDITIONAL DISCUSSION:
- Staff planner Ms. Schaeffer confirmed this project is outside the review parameters of projects that must appear before the Design Review Board (DRB) and will not appear before the DRB.
- HVAC units will be roof-mounted, a single unit per residence so the size of each unit will be relatively small and not be visible from the street.
- It was noted the roof currently has HVAC/utilities associated with the first floor restaurant space. Board expressed a concern that the roof is overlooked by the building to the left (100 Lafayette Street) and screening (both visual and aural) might be required if that building includes residences. Planning staff was instructed to research the current usage of this building.
- Dumpster requires enclosure; Mr. Steinbergh agreed it will be provided. Dumpster contractor may access from either Dodge Street Court or the alley alongside the building.
- Mr. Steinbergh confirmed the alleyways are gated on the Lafayette Street end; there are no plans for the alleyways.
- Any restaurant deliveries in the future would be provided via Dodge Street Court to the rear of the building.
- Mr. Steinbergh confirmed the existing wood deck will be removed and the two trees will remain.
As this parcel/building has never been used as a residence, the Planning Board considered it important to anticipate possible resident needs and requested the proponent include the following information at their next presentation:
- Elevations showing building to the left (100 Lafayette Street) and its relationship to the project with particular attention to show the overlook of the project’s roof from the adjacent building. Elevations should also note the new material to be used on the stair tower.
- Any plans to repoint the brick or repair/change trim work should be noted on the plans.
Define new windows including photos of the existing windows and a detailed specification of the proposed replacements.
Add dimensions of the alleyways and all parking spaces (demonstrate compliance with code).
Indicate any snow storage locations; if none indicated the application should show all snow will be removed.
Add existing lighting to the plan, particularly in the parking area as tenant safety is a concern.
Motion and Vote:~~Kirt Rieder made a motion to continue the public hearing to June 4, 2015, seconded by Helen Sides. ~The vote was unanimous with eight (8) in favor (Mr. Puleo, Mr. Anderson, Ms. Sides, Mr. Clarke, Mr. Rieder, Ms. Yale, Mr. Griset and Mr. Koretz) and none (0) opposed.
Old/New Business
- Brewer Hawthorne Cover Marina- Marina Dredge Project Notification
The Planning Board received a Chapter 91 Notification from Bourne Consulting Engineering regarding a proposed project to dredge 29,900 cubic yards of material with offshore disposal. A Dredge Sampling Material Testing Report is not included but may be provided upon request. The project is currently under review by the City of Salem Conservation Commission under the Wetland Protection Act. The project has been submitted for MA MEPA review. The proposed dredging will take place during the allowed window, currently October 15 to February 15.
DISCUSSION
No action is needed by the Planning Board
Adjournment
Motion and Vote:~ Helen Sides made a motion to adjourn the meeting, seconded by Noah Koretz. The vote was unanimous with eight (8) in favor (Mr. Puleo, Mr. Anderson, Ms. Sides, Ms. Yale, Mr. Clarke, Mr. Rieder,and Mr. Griset) and none (0) opposed.
Chairman Puleo adjourned the meeting at 8:00pm.
Respectfully submitted,
Pamela Broderick, Recording Clerk
Approved by the Planning Board on 06/04/2015
Know your rights under the Open Meeting Law M.G.L. c. 30A § 18-25 and City Ordinance § 2-2028 through § 2-2033.
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