311-313 Bridge Street Statement of Grounds STATEMENT OF GROUND FOR SPECIAL PERMIT
FOR 311-313 BRIDGE STREET
Background
The property presently known as 311 and 313 Bridge is legally a single parcel of land
containing about 17,170 SF of land and containing two masonry structures. Although
historically the property was made up of three separate parcels, these parcels were
automatically merged into one legal parcel for zoning purposes when the present owner
Ram Construction, LLC purchased the land and took ownership and control of all of it by
deed dated 1/23/2015 recorded at Essex South District Registry of Deed Book 33816,
Page 9. The City of Salem has recognized this merger by assessing and taxing the entire
17,170 SF of land and buildings as one.
The applicant, Mr. Skender Kanani, is a tenant who has continuously operated an
automobile repair business at the property since 2014 under the name"Pegasus Auto
Repair", as specified in his Business Certificate filed with the City Clerk on April 14, 2014.
For some years, the applicant operated two uses, an automobile sales business
with its sales office located within the structure known as 311 Bridge Street, with adjacent
parking, and the auto repair business located within the second structure, known as 313
Bridge Street, with adjacent parking. Both uses were considered pre-existing legally
grandfathered uses of the land, which bylaw would expire if terminated or abandoned for
more than 2 years.
For the purposes of this petition only, the applicant stipulates that more than
2 years prior to June 25, 2025 (the date of an order from the Salem Building Commissioner)
that the auto sales business on the property had ceased and that use had been
abandoned.
In accordance with the Building Commissioner's letter, a Special Permit is now
required to expand the remaining auto repair use into the former dealership space and
parking area.
Grounds
The proposed change of use to allow the auto repair business to expand the
throughout the lot and into the former auto sale structure, will not be substantially more
detrimental than the existing auto repair use and structure to the neighborhood, because:
a. At a time when household costs are spiraling and the cost of new vehicles and
repairs are increasing beyond the reach of most working people, the social,
economic and community need for automobile repair services will be served by this
proposal.
b. Because the property already has more than legally adequate on-site parking and is
easily accessible with the existing curb-cuts to and from Bridge Street providing
unobstructed visibility up and down Bridge Street, there will be no substantial effect
on traffic flow, safety or parking.
c. Adequate utilities and public services already serve the property:
d. As there will be no expansion of the structures, and only light maintenance and
marking of existing parking areas, there should be no adverse impacts on the natural
environment or drainage.
e. Given the mixed residential and commercial character of the neighborhood,
including the nearby MBTA bus and train depot, the presence of F.W. Web multistory
commercial store and warehouse, the adjacent public parking lot for visitors to the
City, and other nearby commercial businesses on Bridge Street like an overhear
garage door business, the granting of this permit will not have any negative impact
on neighborhood character.
f. The improvement of the property and interior improvements to the interior of the
office structures should increase the assessed value of the property, generating
increased real estate tax revenue for the City, and provide additional employment
opportunities in the auto repair business.
WHEREFOR, the applicant respectfully requests that the Zoning Board approve the Special
Permit.