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12 Conners Road 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 WORKS BY JD at 12 CONNERS ROAD (Map 36, Lot 0326) (R1 Zoning District; Coastal Resiliency Overlay District) for a Special Permit per Section 3.3.5 Nonconforming Single- and Two- Family Residences of the Salem Zoning Ordinance to construct a half-story addition on both sides of a nonconforming two-story, single-family house, creating a 2.5-story house. The addition would be 4.6 feet from the side property line where ten feet are required. 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 22, 2026, the petitioner requests a Special Permit per Section 3.3.5 Nonconforming Single- and Two-Family Residences of the Salem Zoning Ordinance. 2. Courtney Porcella owns 12 Conners Road. Works by JD is the petitioner and representative. Domenico Eramo, architect with PatternBook Architecture and Design, LLC, presents on behalf of Works by JD on May 20, 2026. 3. 12 Conners Road is in the R1 Zoning District and Coastal Resiliency Overlay District (C- ROD). 4. At the May 20, 2026 hearing, the Board requests a special condition requiring the submission of revised elevation plans showing a base flood elevation, corrected proposed height, and corrected dimensional table height. The representative consents to the proposed special condition. 5. The City receives two public comments on the proposal before the May 20, 2026 public hearing. The public comments are from Aiden Church, 10 Conners Road; and Cindy Tobin and Kevin Tobin, 14 Conners Road. Zero members of the public comment on the proposal at the public hearing. 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 City of Salem Zoning Board of Appeals June 3, 2026 Page 2 of 3 the following findings that the proposed project meets the provisions of the City of Salem Zoning Ordinance: Special Permit Findings: 1. Community needs are served by the proposal. The proposal creates additional living space for the reasonable use of a single-family structure. 2. The proposal has a negligible impact on traffic flow and safety. The proposal does not impact access to and from the property. 3. The proposal has negligible impacts on utilities and other public services. Adequate utilities and other public services already serve the structure. 4. The proposal has minimal impacts on neighborhood character. The proposal requests an appropriately designed addition in scale with the surrounding houses. 5. The proposal has minimal impacts on the natural environment, including greenhouse gas emissions and view. The proposal does not increase the structure’s footprint. 6. The proposal has a positive potential economic and fiscal impact, including impacts on the City’s services, tax base, and employment. The proposal will increase the property’s tax base while providing a temporary positive impact on City employment. Based on the above statements of fact and findings, the Salem Zoning Board of Appeals voted five in favor, (Hannah Osthoff, Peter Habib, Elena Eimert, Nina Vyedin (Chair), and Christa McGaha) and zero opposed, to grant WORKS BY JD at 12 CONNERS ROAD (Map 36, Lot 0326) (R1 Zoning District; Coastal Resiliency Overlay District) a Special Permit per Section 3.3.5 Nonconforming Single- and Two-Family Residences of the Salem Zoning Ordinance to construct a half-story addition on both sides of a nonconforming two-story, single-family house, creating a 2.5-story house. The addition will be 4.6 feet from the side property line where ten feet are required. 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 3 of 3 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 revise the elevation plans dated April 22, 2026, by PatternBook Architecture and Design, LLC, to depict the property’s base flood elevation, show a corrected proposed height, and reflect the corrected proposed height on the submitted dimensional table. The revisions shall be consistent with Section 4.1.1 Dimensional Requirements of the Salem Zoning Ordinance and submitted prior to the issuance of a building permit from the Inspectional Services Department. __________________________ 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.