2 Bridge Street ZBA Final Decision
DOMINICK PANGALLO
MAYOR
CITY OF SALEM
ZONING BOARD OF APPEALS
CITY HALL ANNEX 2ND FLOOR, 98 WASHINGTON STREET SALEM MA 01970
June 3, 2026
Decision
City of Salem Zoning Board of Appeals
The petition of 2 BRIDGE, LLC at 2 BRIDGE STREET (Map 37, Lot 0058) (B2 Zoning District; Entrance
Corridor Overlay District) for Variances per Section 5.1.5 Parking Design, Section 5.1.6 Setbacks,
and Section 5.1.8 Required Parking of the Salem Zoning Ordinance to provide twelve parking
spaces where twenty-eight parking spaces are required for a ninety-nine seat restaurant inside
the first floor of an existing structure. The proposal requests undersized parking spaces and
parking spaces located within the required two-foot property line buffer.
On May 20, 2026, the following members of the Salem Zoning Board of Appeals were present:
Nina Vyedin (Chair), Christa McGaha, Hannah Osthoff, Peter Habib, Elena Eimert, and Ellen
Simpson. Stephen Larrick was absent.
Statements of Fact:
1. In the petition date-stamped April 21, 2026, the petitioner requests Variances per Section
5.1.4 Parking Design and Section 5.1.8 Required Parking of the Salem Zoning Ordinance.
The petition was amended with the Applicant’s consent on April 27, 2026, to request
Variances per Section 5.1.5 Parking Design, Section 5.1.6 Setbacks, and Section 5.1.8
Required Parking of the Salem Zoning Ordinance.
2. 2 Bridge, LLC owns 2 Bridge Street and is the petitioner. Attorney William F. Quinn is the
representative, presenting on May 20, 2026. Nicholas Matthews, restaurant manager for
The Cannery, presents on May 20, 2026.
3. 2 Bridge Street is in the B2 Zoning District, Bridge Street Neck Overlay District (BSN),
Coastal Resiliency Overlay District (C-ROD), Entrance Corridor Overlay District (C-ROD),
and Flood Hazard Overlay District (FHOD) (Map 37, Lot 0058).
4. The parking plan dated April 21, 2026, with revisions dated April 24, 2026, by Griffin
Engineering Group, LLC, provides a parking table stating the following required parking
spaces:
City of Salem Zoning Board of Appeals
June 3, 2026
Page 2 of 4
Use Rate # Units Required Provided
Restaurant
Employee 0.5/EE 5 [employees] 2.5 3
Patron 0.25/P 99 [patrons] 24.75 12
Cannabis
Retail 1/150 GSF 750 [square feet] 5 5
Cultivation NA 3
Total: 32.25 SP 18 SP
5. The parking plan dated April 21, 2026, with revisions dated April 24, 2026, by Griffin
Engineering Group, LLC, states that the following parking spaces would be smaller than
nine feet by nineteen feet (undersized): Space #8, Space #10, Space #11, Space #12, Space
#13, Space #15, and Space #17.
6. The parking plan dated April 21, 2026, with revisions dated April 24, 2026, by Griffin
Engineering Group, LLC, shows sixteen parking spaces identified as “off-site parking at
Remond Pier.”
7. According to statements from Mr. Matthews at the May 20, 2026 public hearing, a bike
rack accommodating three bikes is present on the property, and a bike rack
accommodating up to eight bikes would be installed for the 2026 season.
8. According to statements from Mr. Quinn at the May 20, 2026 public hearing, the
property’s floating deck can accommodate up to twenty boats at a time.
9. At the May 20, 2026 hearing, the Board requests a special condition requiring the
proposed parking plan to be reviewed with and subject to the approval of the
Transportation Department Director, to determine which parking spaces require signage
and other information indicating they are undersized. The representative consents to the
proposed special condition.
10. The City receives ten public comments on the proposal before the May 20, 2026 public
hearing. The public comments are from Councillor Andrew Smith (no address provided);
Betsy Ricciarelli and Dan Ricciarelli (no address provided); Brenda Kissane, 15 Northey
Street #3; Jen Lynch (no address provided); Lise Hansen-Damato (no address provided);
Richard Jones (no address provided); Steven Wright (no address provided); Susannah
Bothe (no address provided); Travis Fife, 3 Lemon Street; and Victoria Crisp (no address
provided). ; Bill Heney, 86 Dodge Street; Roger E Marcorelle (no address provided); and
Mark Durrenberger; 101 Leach Street #2. One member of the public comments on the
proposal at the public hearing. The member offering comments at the hearing is Steve
Kapantis, 23A Wisteria Street.
The Salem Zoning Board of Appeals, after carefully considering the evidence presented at the
public hearings, and thoroughly reviewing the petition, application narrative, and plans, makes
the following findings that the proposed project meets the provisions of the City of Salem Zoning
Ordinance:
City of Salem Zoning Board of Appeals
June 3, 2026
Page 3 of 4
Variance Findings:
1. Special conditions and circumstances especially affect the land, building, or structure
involved, generally not affecting other lands, buildings, and structures in the same district.
The property is uniquely shaped with boundaries defined by the intersection of Bridge
Street and the Veterans Memorial Bridge. The parking area is elevated compared to the
remainder of the property.
2. Literal enforcement of the provisions of the Ordinance involves substantial hardship to
the Applicant in attempting to put the property to productive use. Literal enforcement of
the Ordinance’s provisions would prohibit reasonable and productive operation of an
allowed use. This hardship directly results from limited parking availability caused by the
property’s large structure, unique shape, and topography.
3. Desirable relief may be granted without substantial detriment to the public good, and
without nullifying or substantially derogating from the intent of the district or purpose of
the Ordinance. Adequate options to access the site via bike, boat, and bus exist around
the property. The proposal is an appropriate, non-car-dependent use for the northern
portion of the Bridge Street Neighborhood. The issued special condition provides
adequate notice for safe access to and from the property.
Based on the above statements of fact and findings, the Salem Zoning Board of Appeals voted
five in favor, (Christa McGaha, Hannah Osthoff, Peter Habib, Elena Eimert, and Nina Vyedin
(Chair)) and zero opposed, to grant 2 BRIDGE STREET (Map 37, Lot 0058) (B2 Zoning District;
Entrance Corridor Overlay District) Variances per Section 5.1.5 Parking Design, Section 5.1.6
Setbacks, and Section 5.1.8 Required Parking of the Salem Zoning Ordinance to provide twelve
parking spaces where twenty-eight parking spaces are required for a ninety-nine seat restaurant
inside the first floor of an existing structure. The proposal requests undersized parking spaces
and parking spaces located within the required two-foot property line buffer.
Standard Conditions:
1. Petitioner shall comply with all city and state statutes, ordinances, codes and regulations.
2. All construction shall be done as per the plans and dimensions submitted to and approved
by the Building Commissioner.
3. All requirements of the Salem Fire Department relative to smoke and fire safety shall be
strictly adhered to.
4. Petitioner shall obtain a building permit prior to beginning any construction.
5. Exterior finishes of the new construction shall be in harmony with the existing structure.
6. A Certificate of Occupancy is to be obtained.
7. A Certificate of Inspection is to be obtained.
8. Petitioner is to obtain approval from any city board or commission having jurisdiction
including, but not limited to, the Planning Board.
9. Unless this Decision expressly provides otherwise, any zoning relief granted does not
empower or authorize the Petitioner to demolish or reconstruct the structure(s) located
City of Salem Zoning Board of Appeals
June 3, 2026
Page 4 of 4
on the subject property to an extent of more than fifty percent (50%) of its floor area or
more than fifty percent (50%) of its replacement cost at the time of destruction. If the
structure is demolished by any means to an extent of more than fifty percent (50%) of its
replacement cost or more than fifty percent (50%) of its floor area at the time of
destruction, it shall not be reconstructed except in conformity with the provisions of the
Ordinance.
10. All construction shall be done per the plans and dimensions submitted to and approved
by this Board. Any modification to the plans and dimensions must be approved by the
Board of Appeals unless such changes are deemed a minor field change by the Building
Commissioner in consultation with the Chair of the Board of Appeals.
11. Petitioner shall schedule Assessing Department inspections of the property, at least
annually, prior to project completion and a final inspection upon project completion.
Special Conditions:
1. The petitioner shall review the proposed parking plan dated April 24, 2026, by Griffin
Engineering Group, LLC, with and subject to approval from the Director of the
Transportation Department, to determine which parking spaces require signage and
other information indicating they are undersized.
__________________________
Hannah Osthoff, Secretary
Zoning Board of Appeals
A COPY OF THIS DECISION HAS BEEN FILED WITH THE PLANNING BOARD AND THE CITY CLERK.
Appeal from this decision, if any, shall be made pursuant to Section 17 of the Massachusetts
General Laws Chapter 40A, and shall be filed within 20 days of filing of this decision in the office
of the City Clerk. Pursuant to the Massachusetts General Laws Chapter 40A, Section 11, the
Variance or Special Permit granted herein shall not take effect until a copy of the decision bearing
the certificate of the City Clerk has been filed with the Southern Essex Registry of Deeds.