Statement of Grounds 111 Leach StSTATEMENT OF GROUNDS FOR GRANTING
A SPECIAL PERMIT
111 LEACH STREET
The Petitioner, North Shore Property Group LLC, represented by Jenna Buonfiglio, Esq, requests
a Special Permit for the parcel located in the R2 District at 111 Leach Street. The petition
requests a Special Permit pursuant to section 3.3.3 of the Zoning Ordinance to expand a
nonconforming three-family home by the expansion of two existing dormers horizontally.
Petitioner requests a special permit per Section 3.3.3 Nonconforming Structures of the Salem
Zoning Ordinance to expand a nonconforming three-family home by the addition of a dormer
horizontally on both sides of the structure. 111 Leach Street is a three-family home in the
Residential Two-Family (R2) zoning district. This multifamily residential use is nonconforming
in the R3 zoning district. The existing structure is nonconforming to minimum lot area, lot area
per dwelling unit, maximum height of buildings (stories), and front, rear, and both side yard
setbacks. The gable roof currently has dormers on the right and left side (if viewing the structure
from Leach Street). The proposal would be to extend the existing dormers on the right and left
sides of the structure (viewing from Leach Street) horizontally towards the rear, to reach the end
of the structure. The dormer will not be extended toward Leach Street. The requested relief, if
granted, would allow the petitioner to expand a nonconforming three-family home by expanding
an existing dormer horizontally. No new dimensional nonconformities would be created under
this proposal. The third story is currently used as a residential unit. This makes the total height of
the building three (3) stories. As such, the proposal would extend an existing nonconformity but
would not create a new nonconformity.
For details see Plan submitted with the petition entitled “Zoning Board of Appeals Plan, 111
Leach Street, Salem, Property of North Shore Property Group, Scale 1" = 20', Dated February
16, 2023, North Shore Survey Corporation, 14 Brown Street – Salem, MA.” Also see Plan
submitted with the petition entitled “North Shore Property Group LLC, Oceanfront Multi-Family
Renovation, 109-111 Leach Street, Salem, MA 01970” prepared by MAC Design LLC, Matthew
Carlson, 364 Kenoza Avenue, Haverhill, MA 01830.
The proposed building on the property will be developed in a manner that is consistent with
others in the neighborhood. The proposed buildings will contain three (3) dwelling units. The
Special Permit should be granted by the Special Permit Granting Authority because there exist
no adverse effects of the proposed building that are not outweighed by the beneficial impacts to
the neighborhood and the City, in view of the particular recent fire at the site and the proposal in
relation to the site.
1. The city of Salem needs the affordable housing that will be sustained by the plan.
2. Traffic flow and safety, including parking and loading will be sustained in comparison to the
previous use of the property,
3. The utilities and other public services are more than adequate.
4. The neighborhood character will be enhanced by the improvement and rehabilitation at the
site.
5. There will be no significant impact on the natural environment including views for the
surrounding buildings.
6. There will be an economic development boost that is derived from housing development for
local contractors. There will be a increased fiscal benefit to the city of Salem's tax base while
little if any derogatory impact in regard to impact on city of Salem services.