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11 Vinnin Street ZBA Certified Decision CITY OF SALEM ZONING BOARD OF APPEALS ; INV, CITY HALL ANNEX 211D FLOOR,98 WASHINGTON STREET,SALEM M _01970 DOMINICK PANGALLO MAYOR June 26 2026 -1 SO.ESSEX#55 Bk:43513 Pg:083 07/17/2026 08:58 AM DCSN Pg 1/3 eRecorded Decision o'1 City of Salem Zoning Board of Appeals The petition of TURNSTONE II, LLC at 11 VINNIN STREET (Map 30, Lot 0001) (R1 Zoning District) for a Special Permit per Section 3.3.2 Nonconforming Uses of the Salem Zoning Ordinance to change from a nonconforming medical office to another nonconforming retail and gourmet shop with on-site preparation of baked goods and other food products. On June 17, 2026, the following members of the Salem Zoning Board of Appeals were present: Hannah Osthoff, Peter Habib, Elena Eimert, Stephen Larrick, and Ellen Simpson (Acting Chair). Nina Vyedin and Christa McGaha were absent. Statements of Fact: 1. In the petition date-stamped April 23,2026,the petitioner requests a Variance per Section 10 Definitions of the Salem Zoning Ordinance. The petition was amended with the Applicant's consent on April 28, 2026, to request a Special Permit per Section 3.3.2 Nonconforming Uses of the Salem Zoning Ordinance. 2. Vinnin Ventures, LLC owns 11 Vinnin Street. Turnstone II, LLC is the petitioner. Attorney Chris Drucas is the representative. Leslie Intoppa and Lindy Aldrich, business partners for the proposed Turnstone Market, present on June 17, 2026. 3. 11 Vinnin Street is in the R1 Zoning District(Map 30, Lot 0001). 4. The stamped plot plan dated March 5, 2026, by the North Shore Survey Corporation, states that the proposal provides six parking spaces where seven are required. The proposed parking plan showed five nine-foot by twenty-two-foot parking spaces around the north and east property line, and one nine-foot by nineteen-foot parking space at the front of the property. 5. According to statements from Leslie Intoppa at the June 17, 2026 meeting, Turnstone would operate a neighborhood specialty retail store offering packaged gourmet foods, artisanal cheeses, and books and unique gifts, while emphasizing locally sourced products. The commercial kitchen would include a convection oven and hot plates to create baked goods and spice mixes on the property. 6. The City receives one public comment on the proposal before the June 17, 2026 meeting from Janet Gairusso and Vincent Giarusso, 2 Tedesco Pond Place. Zero members of the public comment on the proposal at the hearing. City of Salem Zoning Board of Appeals June 26, 2026 Page 2of3 Special Permit Findings: The Board finds that change or extension of the use will not be substantially more detrimental than the existing nonconforming use to the neighborhood and that the new proposed use is less detrimental than the existing nonconforming use. 1. Community needs are served by the proposal.The proposal fills a unique niche by creating a space that supports local vendors while providing artisanal gifts and baked goods for customers. 2. The proposal has a negligible impact on traffic flow and safety. While the proposed parking plan provides six parking spaces where seven are required, the existing parking arrangement provides eleven spaces that do not meet the Ordinance's dimensional requirements for parking. 3. The proposal has minimal impacts on utilities and other public services. Adequate public utilities and other public services already serve the structure. 4. The proposal has positive impacts on neighborhood character. The proposal does not change the structure's exterior appearance and adds a new use consistent with the neighborhood's character. 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 neutral potential economic and fiscal impact, including impacts on the City's services, tax base, and employment. The proposal will have an equivalent impact on the property's tax base by continuing the property's commercial use. Based on the above statements of fact and findings, the Salem Zoning Board of Appeals voted five in favor, (Ellen Simpson (Acting Chair), Hannah Osthoff, Peter Habib, Elena Eimert, and Stephen Larrick) and zero opposed, to grant TURNSTONE II, LLC at 11 VINNIN STREET (Map 30, Lot 0001)(R1 Zoning District) a Special Permit per Section 3.3.2 Nonconforming Uses of the Salem Zoning Ordinance to change from a nonconforming medical office to another nonconforming retail and gourmet shop with on-site preparation of baked goods and other food products. 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. City of Salem Zoning Board of Appeals June 26, 2026 Page 3 of 3 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 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. ,-Naivzafi OJI9 I11Z 1 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. Date JUL 17 2026 1 hereby certify that 20 days have expired from the date this instrument was received, and that NO APPEAL has been filed i this office. A True Copy ). ' _ % k Y t ATTEST: CITY CLERK, Salem, Mass.