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13 Raymond Road Petition FormDominick Pangallo Mayor CITY OF SALEM, MASSACHUSETTS ZONING BOARD OF APPEALS 98 WASHINGTON STREET, 2ND FLOOR SALEM, MASSACHUSETTS 01970 Brennan Postich, Staff Planner Phone: 978-619-5685 Stavroula Orfanos, Director of Inspectional Services Phone: 978-619-5641 Zoning Board of Appeals Application Application ID: ZBA-25-36 Date submitted: September 6, 2025 TO THE BOARD OF APPEALS: The Undersigned represent(s) that they are the owner(s) of a certain parcel of land located at: Address: 13 RAYMOND ROAD Zoning District: R1 An application is being submitted to the Board of Appeals for the following reason(s): Dear Members of the Zoning Board, I am writing to formally request a Special Permit for a proposed remodeling project at my property, which is an existing two-family residence located at 13 Raymond Road in Salem, Massachusetts. The intent of this project is to thoughtfully utilize the currently unused attic space by converting it into a third rental unit, classified as an Accessory Dwelling Unit (ADU). The scope of work will include the addition of dormers to the existing roofline in order to create livable headroom and a functional floor plan. Importantly, the proposed alterations will not involve any expansion of the building’s existing footprint, and all ingress and egress points will remain within the current structure. Additionally, the overall height of the building will remain well below the city’s 35-foot maximum height limit. While we understand that current Salem zoning bylaws limit the size of an ADU to no more than 50% of the square footage of the largest existing unit—which in this case is approximately 1,200 square feet—this would restrict the new unit to 600 square feet. We are requesting a Special Permit to allow this unit to exceed that limitation, as doing so would make effective use of the otherwise wasted attic space, and allow for a more functional and comfortable living unit that meets modern standards. The property currently has ample off-street parking to accommodate the additional unit without impacting the surrounding neighborhood. As part of this project, we also plan to fully update the exterior of the home, including new siding and windows, which we believe will significantly enhance the appearance of the property and contribute positively to the character of the neighborhood. Firefox https://salemma.workflow.opengov.com/ 1 of 4 9/30/2025, 1:04 PM This project reflects a long-term investment in the property. I plan to maintain and manage the home for many years to come, and this renovation is a critical part of ensuring its continued viability, utility, and contribution to the community. Thank you for your time and consideration of this request. For this reason, I am requesting: [ ]Variance (s) from provisions of Section of the Zoning Ordinance, specifically from . [ true ] A Special Permit under Section The ADU Zoning Ordinance of the Zoning Ordinance in order to To make use of the existing attic space and create an apartment space that exceeds the 600 square feet we would be allowed by right. []Appealing a Decision of the Building Inspector: [] Comprehensive Permit: Current Property Use: Two-family home Are Lot Dimensions Included: Yes The Undersigned hereby petitions the Board of Appeals to vary the terms of the Salem Zoning Ordinance and allow the project to be constructed as per the plans submitted, as the enforcement of said Zoning By-Laws would involve practical difficulty or unnecessary hardship to the Undersigned and relief may be granted without substantially derogating from the intent and purpose of the Zoning Ordinance. Statement of Hardship (for Variances): Statement of Grounds (for Special Permits): Statement of Grounds for Special Permit Application 13 Raymond Road, Salem, MA Zoning Board of Appeals – City of Salem As the applicant and owner of the property located at 13 Raymond Road, Salem, I respectfully submit this Statement of Grounds in support of my application for a Special Permit to allow the addition of one residential rental unit within the existing attic space of the property. This application is made in accordance with the applicable zoning ordinances and is intended to ensure a safe, code-compliant, and beneficial expansion of housing availability in Salem. a) Social, Economic, or Community Needs Served by the Proposal The proposed project serves an important community need by providing safe, modernized housing in a well-situated part of Salem. 13 Raymond Road is in close proximity to Salem State University and other amenities, making it an ideal location for tenants seeking quality housing in a desirable and accessible neighborhood. The additional unit will contribute to addressing the increasing demand for housing in Salem, particularly in walkable, transit-accessible locations. By utilizing existing building space efficiently, this project supports smart growth and responsible housing development within the city. b) Traffic Flow and Safety, Including Parking and Loading The proposed additional unit will not negatively impact traffic flow or neighborhood safety. The property currently includes ample off-street parking sufficient to accommodate an additional tenant without burdening surrounding streets. Any occasional loading or move-in/move-out activity will be managed within the property’s existing parking area, and no alterations to traffic patterns are proposed. The small scale of the unit ensures that any additional vehicular traffic will be minimal and well within the neighborhood’s capacity. Firefox https://salemma.workflow.opengov.com/ 2 of 4 9/30/2025, 1:04 PM c) Adequacy of Utilities and Other Public Services The property currently has sufficient utilities on-site to serve the additional unit. As part of this project, all utility systems—including plumbing, electrical, and HVAC—will be updated, modernized, and brought fully to code. These upgrades will not only support the new unit but also improve service reliability and efficiency for the entire property. Public services, such as water, sewer, and emergency access, are already in place and adequately serve this location. d) Impacts on the Natural Environment, Including Drainage This project involves interior renovation only, with no alteration to the building’s footprint or site layout. As such, existing drainage patterns will remain unchanged, and the natural environment will be preserved. All construction activity will follow standard environmental and safety procedures to ensure proper material disposal and environmental protection throughout the build process. There will be no disruption to landscaping, green space, or stormwater systems. As part of my construction plan I intend to update the landscaping at the conclusion of our construction. e) Neighborhood Character The proposed renovation will enhance the character of the neighborhood through thoughtful exterior improvements and updates to the building’s appearance. These aesthetic upgrades are designed to complement the existing streetscape while adding value to both the subject property and surrounding homes. The new unit will be fully integrated into the existing structure, preserving the building’s residential appearance and scale. Overall, this project will be a positive addition to the neighborhood and help sustain its vibrancy and appeal. f) Potential Fiscal Impact, Including Impact on City Tax Base and Employment The creation of an additional unit will result in increased assessed value for the property, thereby contributing additional tax revenue to the City of Salem. Furthermore, the project will generate temporary construction employment and long-term economic activity associated with new tenancy. By improving housing stock and increasing local investment, this proposal aligns with the city’s goals for responsible economic development and residential growth. Conclusion The proposed project at 13 Raymond Road represents a responsible and beneficial use of existing space within the property. It supports Salem’s goals of enhancing housing availability, maintaining neighborhood character, and promoting economic and community wellbeing. I respectfully request the Zoning Board of Appeals to approve this Special Permit so that the project can move forward in accordance with all applicable codes and regulations. Ben Pyburn Firefox https://salemma.workflow.opengov.com/ 3 of 4 9/30/2025, 1:04 PM Petitioner: Ben Pyburn Address: 11 Gilbert Heights Road, Marblehead, MA, 01945 Telephone: 978-766-6069 Email: eastwindbuilder@gmail.com Signature: ________________________________ Date: ____________________________________ If different from petitioner Property Owner: Address: , Telephone: Email: Signature: ________________________________ Date: ________________________________ If different from petitioner Representative: Address: , Telephone: Email: Signature: ________________________________ Date: ________________________________ Firefox https://salemma.workflow.opengov.com/ 4 of 4 9/30/2025, 1:04 PM