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21 Warren Street ZBA Certified Decision CITY OF SALEM ZONING BOARD OF APPEALS CITY HALL ANNEX 2ND FLOOR,98 WASHINGTON STREET,SALEM MA 01970 DOMINICK PANGALLO r MAYOR August 7, 2026 Decision City of Salem Zoning Board of Appeals The petition of CARRIE DITCHER at 21 WARREN STREET (Map 25, Lot 0268) (112 Zoning Diserict) for a Special Permit per Section 3.3.5 Nonconforming Single- and Two-Family Residences of the Salem Zoning Ordinance to construct a twenty-six-foot-tall, two-story rear addition to a nonconforming single-family house. The addition would be three feet from the eastern .side property line, where ten feet is required, and decrease the rear setback from approximately twenty-nine feet to nineteen feet,where thirty feet is required. On July 15, 2026, the following members of the Salem Zoning Board of Appeals were present: Nina Vyedin (Chair), Christa McGaha, Ellen Simpson, Peter Habib, Elena Eimert, and Stephen Larrick. On July 29, 2026, the following members of the Salem Zoning Board of Appeals were present: Christa McGaha (Acting Chair), Ellen Simpson, Peter Habib, Elena Eimert, Stephen Larrick, and Hilary Forbes. Nina Vyedin (Chair)was absent. Statements of Fact: 1. In the petition date-stamped June 16, 2026, the petitioner requests a Special Permit per Section 3.1.2 Special Permit of the Salem Zoning Ordinance. The petition was amended with the Applicant's consent on June 17, 2026, to request a Special Permit per Section 3.3.5 Nonconforming Single-and Two-Family Residences of the Salem Zoning Ordinance. 2. Carrie Ditcher and Lee Ditcher own 21 Warren Street. Helen F. Sides, architect with Helen F. Sides, Architect, LLC, is the representative, presenting on July 15, 2026, and July 29, 2026. 3. 21 Warren Street (Map 25, Lot 0268) is in the R2 Zoning District. 4. The stamped plot plan dated January 2, 2026, by the North Shore Survey Corporation, shows that the proposal increases the property's lot coverage from 29.2% to 35.3%, where thirty-five percent lot coverage is required in the R2 Zoning District. 5. On July 15, 2026,the Board requests to continue the petition to the July 29, 2026 meeting to allow for additional time to hear the petition. The petitioner consents to the continuance request. City of Salem Zoning Board of Appeals August 7, 2026 Page 2 of 4 6. The City receives zero comments from members of the public before or at the July 15, 2026 meeting. 7. At the July 15, 2026 meeting of the Zoning Board of Appeals,the Board votes five in favor (Christa McGaha, Ellen Simpson, Peter Habib, Elena Eimert, and Nina Vyedin (Chair)), and zero opposed to continue the hearing to the special meeting scheduled on July 29, 2026. 8. According to statements from Ms. Sides at the July 29, 2026 meeting, the additions on neighboring houses are similarly sized to the proposed rear addition on 21 Warren Street. 9. The City receives zero comments from members of the public before or at the July 29, 2026 meeting. 10. At the July 29, 2026 hearing, the Board requests a special condition stating that the petitioner shall revise the plot plan and dimensional table dated January 2, 2026, by the North Shore Survey Corporation, to reduce the proposed lot coverage to thirty-five percent,for review and approval by the Inspectional Services Department prior to issuing a building permit. The petitioner consents to the proposed special condition. 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: Special Permit Findings: The Board finds that the reconstruction, extension, alteration,or change will not be substantially more detrimental than the existing nonconforming structure to the neighborhood. 1. Community needs are served by the proposal. The proposal increases the functionality and livability of the house's rear portion. 2. The proposal has a negligible impact on traffic flow and safety. The proposal does not significantly impact entry or exit from the property. 3. The proposal has positive 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 proposed structure is in line with similar structures and additions in the Chestnut Street neighborhood. 5. The proposal has minimal impacts on the natural environment, including greenhouse gas emissions and views. The proposal has an appropriate setback while meeting the Zoning Ordinance's lot coverage provisions. 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, (Peter Habib, Elena Eimert, Stephen Larrick, Christa McGaha (Acting Chair), and Ellen Simpson)and zero opposed,to grant CARRIE DITCHER at 21 WARREN STREET(Map 25, Lot City of Salem Zoning Board of Appeals August 7, 2026 Page 3 of 4 0268) (112 Zoning District) a Special Permit per Section 3:3.5 Nonconforming Single- and Two- Family Residences of the Salem Zoning Ordinance to construct a twenty-six-foot-tall, two-story rear addition to a nonconforming single-family house. The addition will be three feet from the eastern side property line, where ten feet is required, and decrease the rear setback from approximately twenty-nine feet to nineteen feet, where thirty feet is 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 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 plot plan and dimensional table dated January 2, 2026, by the North Shore Survey Corporation, to reduce the proposed lot coverage to thirty-five percent,for review and approval by the Inspectional Services Department prior to issuing a building permit. City of Salem Zoning Board of Appeals August 7, 2026 Page 4 of 4 Christa McGaha,Acting Chair 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 Massachusetts General Law Chapter 40A, Section 17, 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, extension, modification,.or renewal 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 AUG 2 8 2026 1 hereby certify that 20 days have expired from the date this instrument was received, and that NO APPEAL has been filed it this office. A True Copy 6 ATTEST: CLERK, Salem, Mass.