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10 Ropes Street Statement of Hardship and Finding STATEMENT OF HARDSHIP AND GROUNDS FOR 10 ROPES STREET This is an application by the owner of 10 Ropes Street to add exterior walkways, stairway and decks to the exterior of tihis multifamily structure for the convenience and safety of the occupants of the building. It also seeks a "finding" by a majority of the Board approving installation of an Accessory Dwelling Unit in a portion of the first floor. STATEMENT OF HARDSHIP AHD GROUNDS FOR THE DIMENSIONAL VARIANCES: This structure is over 110 years old and was constructed on this long narrow lot with the Large structure fronting on the street,which was in character with the neighborhood at that time, but not even close to complying modern dimensional requirements. To install the exterior improvements, the applicant seeks approval of 3 dimensional variances where existing nonconforming dimensions will become more nonconforming as to rear yard width, lot area per dwelling unit and percentage of lot coverage by the structure, all as shown on the Plot Plan submitted. This 3-story structure was constructed on its relatively small, narrow lot in about 1915, in this densely populated area of the city amongst many other large multifamily structures. This is an area of the City which has immediate access to public transportation by bus and train. Many of the tenants in the area are without cars and walk to work or public transportation facilities. Only one (1) current resident of the building owns a car. The applicant recognizes the need to install the exterior walkways, stairs and decks to improve emergency egress from their apartments in case of fire or emergency and is applying to do so. No parking spaces are shown on the Plot Plan because 1)there are no current zoning requirements for on-site parking for buildings with up to 5 dwelling units, and no parking spaces are required to install an ADU. The owner and occasionally a tenant actually park in the existing driveway and adjacent easement area. These conditions are unique to the property and not to the neighborhood generally. The enforcement of the yard width, lot coverage and lot area per dwelling unit requirements of the Ordinance would create hardship, financial, exposure to liability and otherwise, to the applicant in using the building to provide housing units that are badly needed by the City of Salem. Because of such housing need,the approval of these variances will not be detrimental to the neighborhood or adverse to the public interest the public interest, and therefore not adverse to the public interest or the intent of the zoning ordinance. GROUND FOR A FINDING THAT THE ADDITION OF THE ACCESSORY DWELLING UNIT WILL NOT BE MORE DETRIMENTAL TO THE NEIGHBORHOOD THAN THE EXISTING USE OF THE BUILDING: It is now public policy in the City of Salem to greatly increase its residential housing stock. One result of that is the enactment of current amended AUD ordinance, to allow the use of AUD units to increase that housing stock. AUDs are allowed in all residentially zoned districts, including specifically multifamily dwelling dwellings containing up to 5 existing dwelling units. including 10 Ropes Street. The revised AUD ordinance allows at least one ADU on all such parcels. Where, as here, the existing lot or structure are nonconforming in size of dimension, the proposed ADU requires review by and a finding by majority vote of the Zoning Board that the proposed ADU will not render the property more detrimental to the neighborhood than the existing use. An ADU must be between 350-900 SF in gross living space. Our proposed ADU, as shown on the building floor plan, will contain about 490 gross SF, which complies. Only 1 family or two unrelated individuals may reside in any single-family unit in Salem, including any ADU, and short-term rentals of an ADU are prohibited by the Ordinance. On -site parking is not required for an ADU. Adding one ADU to this structure will not be more detrimental to the neighborhood because: a) There is a recognized social and economic in Salem for additional new and code- compliant housing units. b) One new ADU unit is unlikely to interfere with the flow of traffic, and on-site parking is not legally required for the ADU. c) The building is already served by adequate utilities and other public services. d) As there will be no expansion of the roof or on-the-ground footprint, and no paving or regrading of the driveway, there will be no impact upon the natural environment or drainage. e) The work proposed will not detract from the neighborhood character, and f) The work will result in increased assessment and real estate tax payments to the City, and the work will add at least some additional employment opportunities for construction and trades-persons. For all these reasons, the approval and installation of the ADU into the first floor of the primary structure at 10 Ropes Street will not be more detrimental to the neighborhood, and may and should be approved.