18.5 Pickman Statement of Grounds
Application for Special Permit
18 ½ Pickman Street
Salem, MA
This memo is being provided along with our application to the Zoning Board of Appeals for
a Special Permit to expand a non-conforming single-family residence on a non-conforming
lot. The project is located at 18 ½ Pickman Street in Salem and is located within the R-2
zoning district. Pickman Street was developed in the early 18th century and the home is
likely built sometime around 1840.
The lot is non-conforming in several ways as it lacks the required lot area. The lot area is
2757 square feet where 15,000/7500 square feet are required. The parcel also lacks the
appropriate frontage as it only has 42’ where 100’ is required. Lastly, the lot is insufficient
in lot width where it measures 41’ wide and 100’ is required.
The building in non-conforming as it violates the front and rear yard setbacks as well as
one side yard setback. There are existing and proposed site plans laying out these
conditions. The proposed site plan also includes a chart outlining the dimensional
regulations.
The project as proposed does not seek to expand the existing footprint and as such, we are
not creating any new non-conformities or intensifying any current non-conforming
conditions. We are seeking relief from the Board of Appeals in accordance with Section
3.3.5 of the City of Salem Zoning Ordinance. The Board of Appeals may, by special permit,
allow this type of extension where it determines that the proposed modification will not be
substantially more detrimental to the neighborhood.
The current owners would like to expand the living area of their home to create a primary
bedroom suite. There is an existing walk-up staircase that allows access to the attic and
they would like to convert that space to an en suite bedroom. The attic and roof scape as
currently constituted do not provide enough space to suit their needs. Modifications and
additions to the roof are required to make the space livable.
We are proposing to tear off the existing hip shaped roof and replace it with a gable roof.
The gable roof will feature a gable dormer on the northeast and the southwest sides of the
roof. The ridge height of the new roof will match the height of the existing roof and the
building height, by definition of the Zoning Ordinance, remains unchanged (and compliant
with the dimensional requirements).
The single-family use of the home is allowed by right in the district and will remain
unchanged. The parcel is a contributing member of a historic district and the proposed
alterations have already been presented to the Salem Historical Commission and Historic
Salem Inc (HSI). HSI provided us with a letter of support and the Salem Historical
Commission voted unanimously to waive the Demolition Delay Bylaw to allow the project
to proceed in accordance with their rules and regulations.
It is our opinion that the proposed alterations to the home are not substantially more
detrimental to the neighborhood. None of the proposed roof alterations will be built closer
to the lot lines than the existing building. Additionally, the third-floor changes will not
increase the building height. The design of the additions is in keeping with the scale and
aesthetic of the neighborhood. Furthermore, the proposed project meets the Special
Permit criteria as set forth in Section 9.4 the Zoning Ordinance:
a) There is a social, economic, or community need served by the proposal as the
proposed work will provide jobs for the individuals working on the project.
b) Traffic flow and safety remain unchanged for the site. The project is not creating
any new hazards and the driveway and site will continue to operate in the same
manner that they do today.
c) There are adequate utilities to serve the project and the parcel.
d) There will be positive impacts to the natural environment because of this project.
The newly constructed and insulated roof will reduce heating and cooling demands
for the house causing it to use less energy and run more efficiently over time.
e) The project has been designed in a way to compliment the neighborhood character.
f) There is an economic benefit served by the proposal as the work will increase the
value of the home thus positively affecting the value of its neighboring homes which
will result in greater taxes generated for the city.
Regards,
Ryan McShera, Principal