2024-01-23 Casa de Abuela ZBA Variance Statement of GroundsJONES ARCHITECTURE • 10 DERBY SQUARE • SALEM, MA 01970 • WWW.JONESARCH.COM
2024.01.23
Zoning Board of Appeals
City of Salem
Casa de Abuela, North Shore Community Development Coalition
Statement of Grounds
Dear Members,
On behalf of our client North Shore Community Development Coalition, Jones Architecture
is providing this Memo regarding a proposed accessory structure at 98-102 Lafayette Street
to be used for educational purposes. The accessory structure, for the purposes of this
application shall be known as the “Casa de Abuela” or the “Casa.” We are seeking relief
from the Salem Zoning Ordinance, section 3.2.4.3.
98-102 Lafayette St is in a B5 district (Central Development). Per 3.2.4 Accessory Buildings
and Structures shall be allowed provided the accessory building or structure:
• Is not located within any required front yard setback (3.2.4.1).
• Is not located nearer than ten (10) feet to the principal building (3.2.4.2).
• Is not located nearer than five (5) feet to any side lot line or five (5) feet from the
rear lot line. (3.2.4.3)
• Shall not exceed one hundred twenty (120) square feet in building area
(3.2.4.3).
• Shall not exceed one and one-half (1.5) stories or eighteen (18) feet in height
(3.2.4.4).
The proposed accessory structure complies with all these requirements, except the second
provision of 3.2.4.3. The Casa building interior area is proposed as 230 square feet.
The size of the Casa is based on a survey of six (6) actual structures in the Dominican
Republic that this project seeks to draw inspiration from. Those structures ranged from 130
– 459 sf, with the average size being 300 sf. Each structure contained at a minimum a
kitchenette, dining area, living area, and sleeping area. Given this survey and program
requirements, we determined that a faithful recreation of a Dominican Casa could be
accomplished with 230 sf of interior area.
The proposed use is for educational purposes. The Casa de Abuela, or “Grandmother’s
House” is proposed as a new accessory structure in the rear of the lot at 98-102 Lafayette
Street. The North Shore Community Development Coalition is seeking to recreate a
traditional Dominican Grandmother’s House at this location to serve as an education
exhibition and gathering space for the Punto neighborhood. The proposed structure will be
constructed with new structural components and will be clad in traditional building
materials sourced from the Dominican Republic. The interior will be decorated with
furniture and items sourced from actual Dominican Grandmother’s Houses. The public will
be invited to view the exhibit and events will be held in the rear lot of 98-102 Lafayette. The
proposed use will have no impact on traffic flow and safety. No new parking or loading is
added or required as part of this proposal. The proposed structure will utilize existing on-
JONES ARCHITECTURE • 10 DERBY SQUARE • SALEM, MA 01970 • WWW.JONESARCH.COM
site electrical service for lighting. The proposed structure will not be occupied and will not
require water or sanitary services. The proposed structure will utilize the existing trash and
recycling services at this location. The Casa seeks to enhance the existing neighborhood
character of the Punto by showcasing the Dominican heritage of many of the residents. The
structure will not be visible from Lafayette Street. The proposed structure will have minimal
impact on the natural environment. Impermeable surfaces will not be increased, and
minimal on-site energy will be utilized as part of this project. The project seeks to reuse
salvaged cladding materials for authenticity and to reduce the carbon footprint of the
construction.
There are special conditions affecting this parcel that do not affect most other properties in
the zoning district. Specifically, the parcel contains a large empty courtyard space that is
almost entirely surrounded by buildings and walls. It is unlike most other parcels in the
district where the buildings occupy all or a very large portion of a parcel without any
meaningful open space. As stated above, in order to have a productive use of this space by
recreating an accurate Dominican Casa, a slightly larger accessory building than the
Ordinance allows is necessary. A literal enforcement of the building area requirement
would cause the owner a hardship by depriving it of the opportunity to make a reasonable
use of this large courtyard. Also, as stated above, there are many community benefits to
the proposed new structure and no negative impacts, so the relief requested can be
granted without substantial detriment to the public good and without departing from the
intent of the Ordinance.
In summary, this proposed use and structure should have minimal to no detrimental impact
on the surrounding neighborhood, and will provide educational programs to the area. The
proposed variance for the size of the structure is based on a survey of actual Dominican
Casas, ensuring the Casa built on this site will be a faithful recreation.
Please do not hesitate to contact me with any additional questions or concerns you may
have.
Regards,
Michael Proscia
Jones Architecture
Associate
Attachments: none