22 Prescott Street Statement of HardshipSTATMENT OF HARDSHIP
a.The social, economic and well-known community need for new and code-compliant
housing is served by making unit 2 bigger by adding 2 more bedrooms and adding sf to unit
2 located on the 2nd and attic floor. 1st floor unit remains the same on the 1st floor.
b.Adequate municipal utilities and public services already serve the property, so there
should be no negative impact on these;
c.There will be no expansion of the building footprint, and the roof area containing the
dormer replaces about the same amount of roof area as exists, there should be no negative
impact on the neighborhood or natural environment, including drainage.
d.Many of the other structures in the neighborhood contain dormers. The both sides
dormers proposed by the applicant is reasonable in size and design, is being added to both
sides of the roof and will be constructed of similar materials as the existing structure. These
dormers should not have a negative impact on the character of the neighborhood.
e.The improvements, which adds 2 bedrooms to the unit 2 and about 1,117 sf for total sf of
the unit of around 2317 sf, will benefit the City by increasing in City tax base and annual real
estate tax revenue.
Background:
22 Prescott St, Salem, MA 01970 is an existing 2-family structure constructed in 1915,
which is the R-2 Zoning District. The building contains 2 units, one on the first floor and
another on the second floor and attic, including total 7 rooms and 2 bathrooms. The building
is similar in style and size to other structures in the neighborhood, which contains a mix of
other 1, 2, and 3 family dwellings.
As shown by the architectural plans submitted, the existing 1st floor unit contains 1,200 SF
of gross living area as the 2nd floor unit contains 1,200 SF of gross living area with the attic
that is not counted on the sf. Total existing house sf is 2400 sf of gross living area. The 3rd-
floor attic also contains 1,117 SF of floor space.
The petitioner is seeking approval of the necessary special permits and variances needed to
construct this dormer on both sides of the roof and egress stairs in the back as shown on the
plans submitted.
The applicant's work will not affect the building footprint.
Grounds for special permits requested
Under Section 3.3.5, the Board may grant a special permit to allow the change of the
existing nonconforming 2-family roof dormers and putting an egress stair in the back, where
such change will not be more detrimental to the neighborhood than the existing use,
because:
Grounds for Variances Requested
With respect to a particular parcel of land or existing building thereon, Section 9.3.2 of the
Ordinance allows the Board to grant a variance from the terms of the Ordinance where,
owing to conditions especially affecting such parcel or building but not generally affecting the
zoning district in which it is located, a literal enforcement of the provisions would involve
substantial hardship, financial or otherwise, to the applicant.
Desirable relief may be granted for the 3rd floor both sides dormers and egress stair in the
back of the building without substantial detriment to the public good, and without nullifying or
substantially derogating from the intent of the district or the purpose of the ordinance.
This structure is over 100 years old, and it's height, measured in feet, complies with the
zoning Ordinance. However, it has an unusually large amount of vacant attic space, which
generates no income to the owner for ongoing maintenance of the structure. The high costs
for these improvements and ongoing maintenance, including for the vacant attic space is
substantial, so the limitation of building height to 2.5 stories constitutes a hardship, financial
and otherwise, to the applicant, where no actual change in height in feet is occurring. The
income from an additional 2 bedrooms and about 1,117 sf to the 2nd unit, will greatly assist
the owner in funding improvements and in preserving the character of the structure in the
future.
The proposed 3rd floor will have ample floor space and headroom for habitable sf if this
petition is approved. The additional rental income from the 3rd additional sf will greatly assist
the payment of future costs to update and maintain the property. The present inability to use
the 3rd floor attic as additional sf purposes consists of a physical and financial hardship to the
applicants.
The approvals sought will not be detrimental to the public good and may be granted without
nullifying or substantially derogating from the intent of the district or purposes of the
Ordinance.