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179 BOSTON STREET - ZBA J r�-7 �l 6 0 5-�o r� S-Hc'e�-1- Zoning Board Proiect Status Sheet Address & Applicant: 1-79 Date Submitted to BOA: Clerk Stamp: Vces Only - Constructive Approval Date: tion da}•s rron, rw,g) _ 7Abutters List Requested: E/Abutters Notice Sent: Er'Notice to Abutting Cities & Towns, Councillors: 1+'/Legal Notice posted at City Hall: tea days ,,e, ,,e,»ee�;,t�� :)�Legal egal Notice Emailed & Confirmed: Notice Posted on Web: R /Agenda to Applicant: Applicant's email address or fax number to send agenda: Opened at Meeting: 4tS Continued Meetings: o 1-2 X20 Vs Extension Form(s) Signed & Clerk Stamped? Closed at Meeting: Decision: { Decision Filed: v . atter d/ �en Appeal filed) � Peri Od Over:��(27 day . 7r� Decision Sent to Applicant: Notice of Decision Sent to abutters, cities and towns, councillors: r ZBA ACTION FORM BOAR>D#ME"ERMMOTION` SECOND DOTE`'! Date: )O f d.i'o- Rebecca Curran (Chair) Y r Mike Duffy Petitioner: 46hor(F574- Tom Watkins ��^ Peter Co elas Address: Jimmy Tsitsinos 179 9 80 5 f0� S Jim Hacker(Alt.) Paul Viccica(Alt.) Total: $ (� Conditions: ���7777 Petitioner shall comply with all city and state statutes,ordinances, codes and regulations. t All construction shall be done as per the plans and dimensions submitted to and approved by the Building n Commissioner. �#v All requirements of the Salem Fire Department relative to smoke and fire safety shall be strictly adhered to. 1 Petitioner shall obtain a building permit prior to beginning any construction. 7 ®Exterior finishes of the new construction shall be in harmony with the existing structure." G A Certificate of Occupancy is to be obtained. A Certificate of Inspection is to be obtained. ❑Petitioner shall obtain street numbering from the City of Salem Assessor's Office and shall display said number so as to be visible from the street. Petitioner is to obtain approval from any City Board or Commission having jurisdict ion including, but not limited to,the Planning Board. ❑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. IBJ fzCl El RECEIVED NOY 18 2015 DEPT. Or PiA(1N!NG& The Commonwealth of Massachuseif4s`�uN!r, William Francis Galvin, Secretary of the Commonwealth November 13, 2015 Massachusetts Historical Commission RogtWhite Women's Institute 15 Court Square Suite 210 Boston,MA 02108 RE: Hope Harbor Site A and Site B Rehab,43 and 179 Boston Street, Salem,MA; MHC#RC.58708,RC.58709 Dear Ms. White: Thank you for submitting additional information for the projects referenced above, received at this office on October 27, 2015. The staff of the Massachusetts Historical Commission (MHC) have reviewed the information submitted and have the following comments The proposed project consists of the rehabilitation of two properties at 43 and 179 Boston Street in Salem. The project includes window replacement, siding replacement, and interior work. The information provided indicates that the project will use funding from the Department of Housing and Community Development(DHCD). Review of the Inventory of Historic and Archaeological Assets of the Commonwealth indicates that the properties at 43 Boston Street(SAL.141)and 179 Boston Street(SAL.218) are included in the Inventory. Review of MHC's files and the information submitted indicates that the proposed project will have "no adverse effect' (950 CMR 71.07(2)(b)(2)) on these historic properties. If project plans change, please provide revised scaled existing and proposed conditions project plans to MHC for review and comment. These comments are offered to assist in compliance with M.G.L. Chapter 9, sections 26-27C, (950 CMR 71.00). Please do not hesitate to contact Linda Santoro of my staff if you have any questions. Sincerely, Brona Simon State Historic Preservation Officer Executive Director Massachusetts,Historical Commission xc: Salem Historical Commission Historic Salem, Inc. P 220 Morrissey Boulevard, Boston, Massachusetts 02125 (617) 727-8470 • Fax: (617) 727-5128 www.sec.state.ma.us/mhc RECEIVED 1JQ�l 18 2015 DEPT.OF PLANNING& The Commonwealth of Massachusefik"ut-7v ::.71-OPPfENT William Francis Galvin, Secretary of the Commonwealth November 13,2015 Massachusetts Historical Commission RoSeWhite Women's Institute 15 Court Square Suite 210 Boston,MA 02108 RE: Hope Harbor Site A and Site B Rehab,43 and 179 Boston Street, Salem,MA; MHC#RC.58708,RC.58709 Dear Ms. White: Thank you for submitting additional information for the projects referenced above, received at this office on October 27, 2015. The staff of the Massachusetts Historical Commission (MHC) have reviewed the information submitted and have the following comments The proposed project consists of the rehabilitation of two properties at 43 and 179 Boston Street in Salem. The project includes window replacement, siding replacement, and interior work. The information provided indicates that the project will use funding from the Department of Housing and Community Development (DHCD). Review of the Inventory of Historic and Archaeological Assets of the Commonwealth indicates that the properties at 43 Boston Street(SAL.141) and 179 Boston Street(SAL.218)are included in the Inventory. Review of MHC's files and the information submitted indicates that the proposed project will have "no adverse effect' (950 CMR 71.07(2)(b)(2)) on these historic properties. If project plans change, please provide revised scaled existing and proposed conditions project plans to MHC for review and comment. These comments are offered to assist in compliance with M.G.L. Chapter 9, sections 26-27C, (950 CMR 71.00). Please do not.hesitate to contact Linda Santoro of my staff if you have any questions. S�inceerelyy,,Brona Simon State Historic Preservation Officer Executive Director Massachusetts;Historical Commission xc: Salem Historical Commission Historic Salem, Inc. 220 Morrissey Boulevard, Boston, Massachusetts 02125 (617) 727-8470 Fax: (617) 727-5128 www.sec.state.ma.us/mhc � A z CITY OF SALEM, MASSACHUSETTS BOARD OF APPEAL P� , 120 WASHINGTON STREET+ SALEM,MASSACHUSETTS 01979< KIMBERLEY DRISCOLL TELE:978-745-9595 ♦ FAX:978-740-9846 MAYOR E7j O T C November 4, 2015 Decision City of Salem Board of Appeals - A petition of HARBORLIGHT COMMUNITY PARTNERS, seeking a Special Pemlit r*estingAelief from Sec. 3.3.2 Nonconforming Uses of the Salem Zoning Ordinance to change from one nonconforming use to another,less detrimental,nonconforming use to allow a change from a rooming house to a multifamily residential dwelling unit located at the property of 179 BOSTON STREET (Map 16 Lot 52) (B2 Zoning District). A public hearing on the above Petition was opened on September 16,2015 and continued to October 21, 2015 pursuant to M.G.L Ch. 40A, 5 11 and dosed on this date with the following Salem Board of Appeals members present: Rebecca Curran (Chair),Jimmy Tsitsinos,Mike Duffy,Jim Hacker (alternate), Paul Viccica (alternate). The Petitioner seeks a Special Permit from the provisions of Sec. 3.3.2 Nonconforming Uses of the Salem Zoning Ordinance, from one nonconforming use to another,less detrimental,nonconforming use to allow a change from a rooming house to a multifamily residential dwelling unit. Statements of fact: 1. In the petition date-stamped August 25, 2015, the Petitioner requested a Special Permit per Sec. 3.3. Sec. 3.3.2 Nonconforming Uses of the Salem Zoning Ordinance, from one nonconforming use to another, less detrimental, nonconforming use to allow a change from a rooming house to a multifamily residential dwelling unit. 2. The public hearing was opened on September 16,2015 and continued to October 21,2015. 3. Mr. Andrew Defranza, Executive Director of Harborlight Community Partners presented the petition on September 16, 2015 and on October 21, 2015. 4. The existing building serves as a rooming house and has seventeen (17) rooms with shared bathroom facilities. There are seven (7) off-street parking spaces. 5. The petitioner proposes to reduce the density of the building occupancy by reducing the number of rooms from seventeen (17) rooms and shared bathrooms to convert the existing space into fourteen (14) small studio apartments. The square footage of the units are less than 250 square feet such that only one (1) occupant may inhabit each residential unit. 6. Harborlight Community Partners will provide on-site staffing including a property manager, maintenance person, and case manager available. There will also be an on-site office with staff for part of every week day and on call staff for overnight and weekend hours. 7. The petitioner proposes to restore the building, update windows, improve the front fagade and exterior of the building as presented in elevation plans titled "HCP Boston Street #179" dated October 13,2015 by Siemasko &Verbridge, Beverly, MA. i v ` City of Salem Board of Appeals November 4,2015 Project: 179 Boston Street Page 2 of 3 8. The petitioner proposes to have management offices, a manager that will visit the property daily and a case worker that will be available to residents on an on-call basis. 9. The requested relief, if granted, would allow the petitioner to change from one nonconforrming use to another, less detrimental, nonconforming use to allow a change from a rooming house to a multifamily residential dwelling unit. 10. At the public hearing, one (1) member of the public spoke in support and none (0) spoke in opposition to the petition. The Salem Board of Appeals, after careful consideration of the evidence presented at the public hearing, and after thorough review of the petition, including the application narrative and plans, makes the following findings: Findings for Special Permit: The petitioner has demonstrated that the change from a nonconforming rooming house to a proposed multifamily residential use is less detrimental to the neighborhood than the existing nonconforming use. 1. The social, economic and community needs served by this proposal is positive and will continue to serve the same population as currently served. 2. There are no negative impacts on traffic flow and safety, including parking and loading. 3. The capacity of the utilities is not affected by the project. 4. There are no impacts on the natural environment,including drainage. 5. The proposal would improve the existing neighborhood character as the petitioner proposes to decrease density, significantly invest in the restoration of the property, and improve management and access to services for occupants. 6. The potential fiscal impact,including impact on the City tax base is positive. On the basis of the above statements of facts and findings, the Salem Board of Appeals voted five (5) in favor (Rebecca Curran (Chair),James Tsitsinos, Mike Duffy, Jim Hacker (alternate), (Paul Viccica (alternate)) and none (0) opposed, to approve the requested Special Permit to allow a change from a nonconforming rooming house to a less detrimental nonconforming use of a multifamily residential dwelling unit subject to the following terms, conditions and safeguards: Standard Conditions: 1. Petitioner shall comply with all city and state statues, 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 finished of the new construction shall be in harmony with the existing structure. 6. A Certificate of Inspection is to be obtained. 7. A Certificate of Occupancy 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. City of Salem Board of Appeals November 4,2015 Project: 179 Boston Street Page 3 of 3 Special Condition: 1. The special permit shall be limited to Harborlight Community Partners and a change of owner or operator of this use is required to return to the Zoning Board of Appeals. Rebecca Curran, Chair 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 Mi rrachusetis General Laws Chapter 40A, and shall be filed within 20 days of f:4ng of this decision in the office of the City Clerk. Pursuant to the Massachusetts General Laws Chapter 40A, Section 11, the Variance or Special Pei mit granted herein shall not take effect until a cop Registry of Deeds. y of the decision bearing the certificate of the City Clerk bas been filed with the Essex South City of Salem Department of Planning & Community Development CHECK RECEIPT AND TRACKING FORM BOARD DATE J F STAFF CLIENT: PROPERTY ADDRESS: CONTACT NUMBER: PURPOSEFOR APPLICATION: CHECK # AMOUNT RECEIVED: $ City of Salem Department of Planning & Community Development CHECK RECEIPT AND TRACKING FORM DATE �� BOARD STAFF ! CLIENT: PROPERTY ADDRESS: CONTACT NUMBER: PURPOSEFOR APPLICATION: CHECK # p 1 ,tel AMOUNT RECEIVED: $ w --- P_agelot] ,s t. � R ^��;.�r •3. f'ac t'+ .SV ad t f/ t`r}�,x;h. ;rFsa. < i� t z 'x. .^r `m x+ f+LU ke'4 -.4 ami o- k'o-. p +C :. 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Y -iL4 G Gv C6 d8 -t St { n x /t i fY "AN > 7 PaVT6t.,�• 3 f �6w c aC s .� �'d r ", xw Eo6t EV.h, vTs "# L v 1 ita xn..R The Omer 0t CIN OF { ,X�ec h^ 1 ^i ti m• i k'' •: < {.'.y4 Y '4" 1 �. 4 a ,5 i i h i�... 4w t+ " t �''4'i 5 a. , .i 4.v s 'xf, rr���TWO�OOIIafS z �c '.�-c r ti s r� x yw a h� „ FzV c5 �: 20� i '' 7x fr.a> <i ^vk t ^at+✓s 3 .+d q { 4. qa i. ,,, k.. tt L. ,x �, '7-e ., r�+, '. T ♦k 1 F �.4 i� Fw 5 1 tv'°a�,.'+ •+.��.�t � + _ � +�. s ^. >{ ..s - c ?RE uNw.r+�.. �c`�c x���.,zts ��`},r� » r,CITY OF'.SALEM « ♦k �.a - S ek ro� < � K ',; i < a � � -o;V 93 WASHINGTON ST,::. a SALEM,-MA01970E '.45 'y�f, s� k ^•� �f`E,wt �' s f;�, c. 9,� v4 � vss Rn '�" h: 11.00746211' I:0 >, i0023431: 000409093611' Harborlight Community Partners ` i ni !� Providing Homes&Community Support ppiraa pp Qflpp ^7 4N� REPT.OF PENN LOaPMEN7 OOMMUNiTY t)£ October 12, 2015 City of Salem Zoning Board of Appeals C/O Ms. Erin Schaeffer 120 Washington Street 3`d Floor City Hall Annex Salem, MA 01970 RE: Special Permit for 43 and 179 Boston Street Zoning Board of Appeals, Thank you for taking the time to review our request to change from one existing non confirming use to another less detrimental non confirming use for both 43 and 179 Boston Street. We appreciate your time and attention and that of other interested parties. Per your request and the request of the riearest abutters, Mr. and Mrs. Mertsch, we have made some changes, confirmed some details, and secured some more data that may be helpful in the process. We have reviewed the health code data on the square footage requirements per person in both rooming houses and apartments. We have met with Mr. and Mrs. Mertsch on site to learn more about the history of the building and possible improvements or confirmations we could make to the design and the operating plans. We revised our plans and budgets accordingly in an attempt to respond to various ideas and to ensure that we can be good long term neighbors. We would like to submit that material here for your review. Thank you again for your time. BestR ar , a Aaidr DeFranza Executive Director Harborlight Community Partners is a 501(c) (3)nonprofit organization. P.O. Box 507,Beverly,MA 01915 1978-922-1305 1 www,harborlightcp.org Harborlight Community Partners Providing Homes&Community Support Summary of Clarifications, Commitments, and Revisions • Operations: We would like to confirm a number of commitments we are making to the manner in which HCP would operate the building. We are happy to discuss these further should that be helpful: o HCP would be the property manager as we are in all our other buildings. o HCP would screen all potential tenants including running criminal and credit checks. Any applicant deemed to be a threat to the neighborhood would be denied a unit. For example any applicant with a sex offender record or a record of recent violent crime or drug distribution would be denied. y o HCP would provide and estimated 1-1.5 FTEs or 40-60 hours of staffing per week between 43 and 179 Boston Streets. This would include a property manager, a maintenance person and a case manager. The permitted unit total is directly related to the ability to provide staffing at these levels. o HCP would have an office on site at each location. The office location for 179 Boston Street would be facing 177 Boston Street on the first floor. o HCP would have staff at each site during part of every week day. The staff would be available in person and by phone to talk with neighbors or City officials about any concern and agree to viable actions to address concerns.. o HCP would have staff on call for overnight and weekend hours as needed for facility emergencies as we do in all locations. o HCP would have building checks randomly on some evening and weekend hours. • Long Term Use: HCP is willing to support a feature in the permit that demonstrates that 179 Boston Street cannot be returned to a"rooming house" use. • Parking/Driveway/Exterior Use: o HCP is willing to block off the rear of the building so that cars cannot go all the way around the building. This apparently was the historic condition. Access would be available for emergency vehicles all the way to the rear on the left and right but cars could not circle the building. o HCP is willing to create a small outdoor sitting area where smoking would be allowed. This area could be in the far right hand corner of the rear lot close the rear fence line. o HCP can work with the neighbors to design the location, size, and features of this area. • Facility Condition: o HCP intends to invest a large amount of capital ($750,000-$IM) in 179 Boston Street to rehabilitate it extensively. This would include all new windows, siding, and roofing. It would also include restoring the historic front entryway. It would also include reducing the unit total, eliminating the common area bathrooms, and adding a kitchenette and bathroom to each unit. Finally, it would include adding common areas, laundry capacity, and offices on the first floor. o HCP can also ensure that all random exterior wiring is contained and orderly. o HCP can also ensure that there are no exterior television"dishes" should the ZBA and neighbors wish. Harborlight Community Partners is a 501(c) (3)non profit organization. P.O. Box 507,Beverly,MA 01915 1978-922-1305 1 w .harborlightcp.org % Q Harborlight Community Partners Providing Homes&Community Support • Unit Total and Square Footage: o At the first meeting HCP requested to reduce the total units by I unit from 17 to 16. This was not acceptable to the neighbors or the Board. HCP is now offering to both change from a rooming house use to an apartment building use and to change from 17 rooms to 14 apartments. This would be a reduction in housing units of 17.6%. At this level HCP can still staff and maintain the buildings well as described. 16 units is a stronger approach to supporting staffing but we can make it work with 14 units. o HCP is also prepared to make sure that the "habitable" square footage of each unit would be 249 square feet or less and any sleeping room is 99 square feet or less and restricted to one tenant. Habitable square footage would exclude closets and bathrooms. This could be done at the request of the Board. • Resident Total and Square Footage for Health Code: o HCP investigated the health code to determine the answer to questions from the Board regarding our ability to restrict the units to one occupant. The State Health Code section is attached here for your review as is our analysis to compare the allowable density under the current status vs. the much less detrimental allowable density under the proposed use. We also looked through the City of Salem rules regarding Lodging Houses. There are some key items driving the square footage concept above. ■ First, a dwelling unit or apartment (i.e. not a rooming house room)must have 150 square feet of habitable space for one resident and 100 additional square feet for each additional resident of a unit. Additionally, a sleeping room would require 70 square feet for one resident or 50 SF per resident for more than one person(i.e. 100 sf for two tenants). Therefore an apartment with either less than 250 habitable square feet or a bedroom of less than 100 square feet can only be occupied by one person. • Second, a rooming house has much lower requirements for the amount of square footage per person. A room in a rooming house needs at least 80 square feet for one person but then requires only 60 square feet for each occupant should there be more than one. In this case the allowable use in a rooming house would be 60 square feet in a room per person or 120 SF for two people. This is very likely not what currently happens in practice at either 43 or 179 Boston Street but it is the maximum possible people allowed in the current permit status. Harborlight Community Partners is a 501(c) (3)nonprofit organization. P.O.Box 507,Beverly,MA 01915 1978-922-1305 j vn v.harborlightcp.org . Harborlight Community Partners Providing Homes&Community Support ■ By way of conclusion and evaluation we created the attached spreadsheet and assumed only 2 people per unit, or 34 total people, would be allowed under the current rooming house license. It appears that the allowable number of people under the current rooming house license could be much higher than this using the 60 square feet per person per rooming house room logic. An even more conservative interpretation would be that only the 5 units over 250 square feet (highlighted in yellow) could have more than one person resulting in a possible 22 people under the current rooming house license. In comparison to these points we are proposing that should the Board and the neighbors request it we can implement a design as attached here that ensures each unit at 179 Boston Street is a studio apartment and not a rooming house unit, is under 250 habitable square feet and if relevant has a bedroom of less than 100 square habitable feet. The lease then would site the health code and require that there be only one occupant per unit. The staff on site would monitor this and remove any tenant who was not abiding by this provision of their lease. This would result in a maximum tenant total under this new apartment special permit of 14 people. This would be a substantial reduction in the possible amount of residents as compared with allowable tenants under rooming house regulations. • Signage at 43 Boston Street: o We have not been told that the owners of 43 and 179 Boston Street to control the large billboard at 43 Boston Street and that they would be willing to facilitate its removal. If this proves to be accurate HCP would commit to removing or facilitating the removal of that billboard. Harborlight Community Partners is a 501(c) (3)nonprofit organization. P.O. Box 507,Beverly,MA 01915 1978-922-1305 1 www.harborlightcp.org A, ffo Harborlight Community Partners Providing Homes&Community Support Y • Additional Pictures of 179 Boston Street • Current Floor Plans of 179 Boston Street • Health Code RE: o Dwelling Units o Rooms for Sleeping o Rooming Houses • Revised Proposed Floor Plans for 179 Boston Street • Dimensional Comparison Current to Proposed Units Harborlight Community Partners is a 501(c)(3)non profit organization. P.O.Box 507,Beverly,MA 01915 1978-922-1305 1 w .harborlightcp.org i Harborlight Community Partners providing Homes&Community Support i Exterior to or Photographs: Harhorlight Communiq,Partners is a 501(c) (3)non profit organization. P.O.Box 507,Beverly,MA 01915 1978-922-1305 1 v .harborlightcp.org Harborlight Community Partners Providing Homes&Community Support Front Right Side Harborlight Community Partners is a 501(c)(3)nonprofit organization. P.O.Box 507,Beverly,MA 01915 978-922-1305 1 w .harborlightcp.org yiY Y 1 6e.+A+s ��. Aie w _ , • Wkn OEM •SAL. 4 � .. l' 4. i Harborlight Community Partners providing Homes&Community Support S Front Left Side Harborlight Communiq,Partners is a 501(c)(3)non profit organization. P.O.Box 507,Beverly,MA 01915 978-922-1305 1 w .hatborlightcp.org v. IF tot ft iL � ! ice' - { IS 17 AQWAW z C y iYa I Harborlight Community Partners providing Homes&Co�nmmdq-Support - Rear Building and Rear Fence fine Harborlight Community Partners is a 501(c) (3)non profit organization. P.O.Box 507,Beverly,MA 01915 978-922-1305 1 v .harborlightcp.org . a � l�k 5 si3 s ./�/p..w MSI✓ r o '-�••�Sm i G it � ¢. f G l s Itis 11 ell Mr { ii1 � s Harborlight Community Partners Providiag Homes&Community Support Left Side Facing Boston Street Harborlight Communio,Partners is a 501(c)(3)nonprofit organization. P.O.Box 507,Beverly,MA 01915 1978-922-1305 1 w .harborlighlcp.org a � � oaf �� v, � /� �.� ��•,ti,v a/ Aft . r i �` a � Fri � '9.t• � _ � �� ,yr.�� w•ggf ir.rw�.- �.. i• Harborlight Community Partners Providing Homes&Commuoity Support Front Interior Stairwell Harborlight Community Partners is a 501(c) (3)non profit organization. P.O.Box 507,Beverly,MA 01915 1978-922-1305 I www.harborlightcp.org t z ry�x�x.r •Ye.,.+ww...y � � f r Ka 'tt y µ �\ -..... y �' � � y..•r� ��w +moi"" dJ _' sj'.. 4A n , CN,;cis * ;i.EEs a a w t q w i w. v' ff7f Harborlight Community Partners Providing Homes&Commuui[p Support Existing Bathroom Example Harborlight Community Partners is a 501(c) (3)non profit organization. P.O.Box 507,Beverly,MA 01915 1978-922-1305 1 www.harborlightcp.org e .La � PI yy. 4� w.k�a•M° $ •�"�yF,n�� �� at t 0. s" . w ° s f y. ra .t Sr *s• .. .� lP� �,fi* r g, fl .�� • d t. s Ll s:. 411 IWW .a 3 �^ff�4��yrj-d� �� ,;; • Bir � n. k t j � r t s � � R'ts-g l 7Y i Fv � M1 Harborlight Community Partners providing Homes&Commuvity Support Two Existing Kitchen Examples Harborlight Community Partners is a 501(c) (3)non profit organization. P.O.Box 507,Beverly,MA 019151978-922-1305 1 v .haiborlightcp.org £ 2 \» . / f \ 2 . 2 � } ( Harborlight Community Partners Providing Homes&Community Support t I Existing 1St, 2°d and 3`d Floors with Dimensions s Harborlight Commmrip,Partners is a 501(c)(3)non profit organization. P.O.Box 507,Beverly,MA 01915 1978-922-1305 1 vmv.harborlightcp.org Harborlight Community Partners Providing Homes&COlntnuw"Support Existing and Proposed Dimensions Table Harborlight Cotnnranit),Partners is a 501(c) (3)non profit organization: P.O.Box 507,Beverly,MA 01915 978-922-1305 1 vrmv.harhorlightcp.org 179 Boston Street Unit and Dimenionsal Comparisons Units Current Sq Ft Current Possible Residents Proposed Habitable Sq Ft Proposed Possible Residents 1 294 2.0 249 1 2 214 2.0 249 1 3 419 One BR 2.0 249 1 4 419 One BR 2.0 249 1 5 223 2.0 No Unit 0 61 297 2.0 No Unit 0 7 274 2.0 249 1 8 242 2.0 249 1 9 235 2.0 No Unit 0 10 235 .2.0 249 1 11 244 2.0 249 1 12 244 2.0 249 1 13 221 2.0 249 1 14 203 2.0 249 1 15 173 2.0 249 1 16 202 2.0 249 1 17 221 2.0 249 1 TOTAL 4360 34.0 3486.0 14.0 Variance Increase in SF common area,closets,bathrms 874.0 Variance Reduction in Units 3 17.6% . Variance Reduction in Possible Residents 20.0 59% i It is very likely that the possible residents per"room" current is much higher than what is noted above per the state public health code 105 CMR-1625 410-400 and the city of Salem Lodging House Regulations. Both indicate that 60 feet per person is required. The shift to a "dwelling unit"and away from a"rooming unit'will allow us to signficantly reduce the possible density of residents at 179 Boston Street. k I CTrY OF SALEM,MASSACHUSETTS BOARD OF APPEALS �"P3 R CITY OF SALEM,MASSACHUSE>�'i'3 l`al' - • BOARD OF APPEALS FILE i# 120 WASHINGTON STREET,3anFinb'kCLDv,, SALEM. MASS. SALEM,MASSACHUSETTS 01970 �� 0� ,� Thomas St.Pierre,Director of Inspectional Services Phone:978-619-5641 /Fax:978-740-9846 AUG 2 5 Z��S KmERLEY DRrscon Erin Schaeffer,Staff Planner MAYOR Phone:978-619-5685/Fax:978-740-0404 DEPT OF PLANNING g TO THE BOARD OF APPEALS: COMMt1W.TY DCVELOPM-=NT The Undersigned represent that he/she is/are the owners of a certain parcel of land located at: We have site control . Address: 179 Boston Street Zoning District: B-2 An application is being submitted to the Board of Appeal for the following mason(s):This statement must describe what you propose to build,the dimensions,the zone property is in,and the zoning requirements.(Example: I am proposing to construct a 10'x 10'one story addition to my home located at 3 Salem Lane,in the R-2 Zoning District. The Zoning Ordinance requires the minimum depth of the rear yard to be 30 feet. The current depth of my rear yard is 32 feet;the proposed addition would reduce the depth of the rear yard to 22 feet.) We are proposing to restructure an existing non conforming rooming house in the business highway district (b-2) . The footprint of the building would remain as it is. We would reduce the density from 17 units to 10-12 small studio apartments for the formerly homeless . The shell would remain the same size . we would be changing from an existing non confirmin< use to a less dense non confirming use while investing significant resources into the re a r i a ion ot the building an improving the For this reason I am requesting: property management and supportive service structure . O Variance(s)from provisions of Section of the Zoning Ordinance,specifically from (i.e.minimum depth of rear yard). What is allowed is (ft?sq j??stories? %?), and what I am proposing is (ft?sq ft?stories?%?). 3 .3 ,2 can and 9.4 he from the current (A A Special Permit under Section of the Zoning Ordinance in order to g non conforming rooming house to a less dense non conforming multi family building O Appeal of the Decision of the Building Inspector(described below): ( )Comprehensive Permit for construction of low or moderate income housing(describe below): Current Property Use:Rooming House Are Lot Dimensions Included?( )Yes (x)No WhyPwo change proposed (Example:Two Family Home) to footprint . The Undersigned hereby petitions the Board of Appeals to vary the terms of the Salem Zoning Ordinance and allow the project to be constructed as per the plans submitted,as the enforcement of said Zoning By-Laws would involve practical difficulty or unnecessary hardship to the Undersigned and relief may be granted without substantially derogating from the intent and purpose of the Zoning Ordinance. CITY OF SALEM, MASSACHUSETTS BOARD OF APPEALS PETITION FORM The following written statement has been submitted with this application: O For all Variance requests a written Statement of Hardship demonstrating the following must be attached: a) Special conditions and circumstances that especially affect the land,building,or structure involved, generally not affecting other lands,buildings,and structures in the same district; b) Literal enforcement of the provisions of the Ordinance would involved substantial hardship to the applicant;and c) 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 the purpose of the ordinance. ( For all Special Permit requests a Statement of Grounds must be attached. An application for a special permit for a nonconforming use or structure shall include a statement demonstrating how the proposed change shall not be substantially more detrimental than the existing nonconforming use to the neighborhood in accordance with Section 9.4 Special Permits.Such a statement should include reference to the following criteria: a) Social,economic,or community needs served by the proposal; b) Traffic flow and safety,including parking and loading; c) Adequacy of utilities and other public services; d) Impacts on the natural environment,including drainage; e) Neighborhood character;and I) Potential fiscal impact,including impact on City tax base and employment. O For all Comprehensive Permits for construction of low or moderate income applicants should refer to M.G.L. Ch 40B§20-23. Previous applications to the Board of Appeals involving this property have been submitted with this petition form. The Building Commissioner can provide documentation of previous applications to the petitioner or his representative. If different from petitioner. Harborlight Community Partners Petitioner: PropertyOwner:Hilltop Manor Realty Trust Address:PO 507 Beverly 01915 Address: Telephonc:978-922-1305 x207 Telephone: Email:adefranz harborlightcp.orqlmail: Signature: Signature:Letter Attached (Attached consent letter is also accepwble) Date:8/21/15 Date: 8/21/15 If differentfrom petitioner. Representative: A TRUE Address: ATTEST Telephone: Signature: Date: CITY CLERK DATE DPCD DATE This original application must be filed with the City Clerk 43 Boston Street Realty Trust and Hilltop Manor Realty Trust August 24,2015 Zoning Board of Appeals City of Salem 120 Washington Street Salem MA01970 r RE:43 and 179 Boston Street Special Permit Application Dear Members of the Board, Please accept this letter as our permission for Harborlight Community Partners'to submit a special permit application to change the uses at 43 and 179 Boston Streets from one non conforming use to another less detrimental non conforming use. We are the current owners of both properties. Harbortight Community Partners has an agreement to purchase them.We are giving them permission to file special permit applications for both buildings as a part of their efforts. f_ Sincerely, , ! I f Paul R. Dacey Trustee Ernest s Gaines �� Trus e 179 Boston Street Request for a Special Permit to Change From One Non Conforming Use to a Less Detrimental Non Confirming Use Statement of Grounds Our request here is to change from a non conforming existing use(rooming house)to a different non conforming use (multi family building) which will not be substantially more detrimental than the existing nonconforming use and should be substantially improved.The existing non confirming use involves 17 rooms/units with shared bathrooms and no on site management office or social service office.The proposed non confirming use would involve 10-12 studio apartments with bathrooms and kitchenettes in each unit, no shared bathrooms, and a staff office on site. Also the property management company that is proposed is the locally based non profit organization that is also the developer.The proposed use is to provide permanent, affordable,service enriched housing for the formerly homeless.The current use has a population that is very similar to the proposed population but without an on site social service program and staffing. • Community needs which are served by the proposal: o The change in use will provide a much needed affordable housing setting with on site services for the formerly homeless. This is an effective approach to responding to local needs for the homeless. o The change will also reduce density from 17 to between 10-12 depending on architectural options. • Traffic flow and safety, including parking and loading: o The unit density is declining which would improve the current condition for parking, traffic, and loading. • Adequacy of utilities and other public services: o The building is existing with utilities and services in place. o The reduction in density will reduce the impact on utility use and services use. o The presence of a supportive service plan and a more active and local property management approach should reduce the broad use of public services in the area of policing,fire, and emergency medical approaches. • Neighborhood character: o The building footprint will remain as it is. o The building will also receive significant rehabilitation improvements in the range of $750,000. o Finally the building will be managed locally and more robustly with an easily accessible property manager(s). • Impacts on the natural environment including view: o The building footprint will remain. o The unit count will be reduced with a likely reduction in impact on the environment. o The view will remain unchanged other than the building will be improved. • Potential economic and fiscal impact,including impact on City services,tax base,and employment: o HCP pays taxes on all its projects so real estate taxes at roughly the same level or slightly improved would continue. o Building permit fees would be paid to the City related to construction. o Supportive services and active local property management will reduce the burden on local City services such as police,fire,and emergency medical response. 1 1133 r ( V4§ n •�.� „ A • '/-04 °KyJfx. A qd2 3 '1 IXIXVV t ;0" 'L Al+�y 4 r r�X'l,""�^•t��,,j!y.M ,pq'=�'za '� �.. yp P y E 1 4 Awl a 74 .� A w �'"` a��"�`N°- - + "";'�IXSe x,. e.,q« '""•"' , ~ � ���� 'fid .«e •«,:°mow '"°` ''"' �"`" AM .y�,Y�,F' "�• n,xr r �° a R;� � ry � � °°>�z $Sy ��'p Y`�..,.'S�k'{r: $i, "�,.? aAT✓c . -.°c`:;ws x� t,> 3P 82YAT15 Urdfitial PropertyReovdCard Unofficial Property Record Card -Salem, MA General Property Data Parcel lO 1640524 Account Number Prior Parcel ID 61— Propery Owner MLL70P MANOR REALTY TRUST Property Location 179 BOSTON STREET DACEY PAULfGAINES ERNESTTRS Property Use Boarding Mailing Address 29 GREEN STREET Most Recent Sale Date 12/31/2009 Legal Reference 29190-128 City NEWBURYPORT Gramm MOIMS,STEPHEN P Mailing Sfd1e MA Zip 01950 Sale Price 850,000 ParcelZ.omng B2 Land Area O.430 acres Current Property Assessment Card 1 Value Building Value 724,500 1(tro Features Value 0 Lard!Value 84,100 Total Value 608,600 Building Description Building Style Apt 4d Foundation Type Bri0lu Slm a Flooring Type Hardwood 0 of Living Units 17 From Type Wand Basement Flom Concrete Year Built 1890 Roof Structure Mansard Heating Type Grevty MAir Building Grade Average Roof Cover Asphalt Shill Heating Fuel Gas Building Cmditlon Average Siding Vinyl Air Conditioning 0% Finished Area(SF)6835.6 Interim Walls piaster A of Send Garages 0 Number Rooms 17 0 th Bedrooms 0 0 M Full Baths 7 0 of 3/4 Baths 0 0 th 1/2 Baths 0 0 of Other Fixtures 0 Legal Description Narrative Description of Property This property contains 0.430 acres of land mainly classified as Bearding with a(n)Apt 44 style building,WR about 1890,having Vinyl exterior and Asphalt Shgl roof cover,with 17 unhisl.17 roomis).0 bedroomfsl.7 ba0Hs1.0 halt bathisl Property Images Nip//saiempatricgxapa0es.canRecadCwdas0 12 i 8/A°cU15 Unofficial RaperlyRecod Cand Disclaimer.Thisinformation isbeliewd to be wnecl but isslbject to change and tsnotwanantee 1. htipJsalempaeiotpropaA .conRecordCacLmp 22 CITY OF SALEM, MASSACHUSETTS BOARD OF APPEALS PETITION FORM CITY OF SALEM,MASSACHUSETTSIO15 AUG 25 P 1: 42 V. ° ' BOARD OF APPEALS i ';� 120 WASHINGTON STREET,3soFLOOBITYCLCFY%LEALEM, WASS. SALEM,MASSACHUSETTS 01970 C. Thomas St.Pierre,Director of Inspectional Services RECEIVED Phone:978-619-5641 /Fax:978-740-9846 KmERLEYDRiscOLL Erin Schaeffer,Staff Planner MAYOR Phone:978-619-5685/Fax:978-740-0404 AUG 2 5 2015 TO THE BOARD OF APPEALS: DEPT.OF PLANNING& DrJ LOP.M2 T The Undersigned represent that he/she is/are the owners of a certain parcel of land located at: � Y t e Control. Address: 179 Boston Street Zoning District: B-2 An application is being submitted to the Board of Appeal for the following reason(s):This statement must describe what you propose to build,the dimensions,the zone property is in,and the zoning requirements.(Example: I am proposing to construct a 10'x 10'one story addition to my home located at 3 Salem Lane, in the R-2 Zoning District. The Zoning Ordinance requires the minimum depth of the rear yard to be 30 feet. The current depth of my rear yard is 32 feet;the proposed addition would reduce the depth of the rear yard to 22 feet.) We are proposing to restructure an existing non conforming rooming house in the business highway district (b-2) . The footprint of the building would remain as it is . We would reduce the density from 17 units to 10-12 small studio apartments for the formerly homeless . The shell would remain the same size . We would be changing from an existing non confirminc use to a less dense non confirming use while investing signi scant resources into the rehabilitation or tne building an improving the For this reason I am requesting: property management and supportive service structure. O Variance(s)from provisions of Section of the Zoning Ordinance,specifically from (i.e.minimum depth of rear yard). What is allowed is (ft?sq ft?stories? %?), and what I am proposing is (ft?sq ft?stories?%?). 3 .3 .2 can and 9.4 he from the current (:4A Special Permit under Section of the Zoning Ordinance in order to g non conforming rooming house to a less dense non conforming multi family building O Appeal of the Decision of the Building Inspector(described below): ( )Comprehensive Permit for construction of low or moderate income housing(describe below): Current Property Use:Rooming House Are Lot Dimensions Included?( )Yes (x)No Wby'�No change proposed (Example:Taro Family Home) to footprint . The Undersigned hereby petitions the Board of Appeals to vary the terms of the Salem Zoning Ordinance and allow the project to be constructed as per the plans submitted,as the enforcement of said Zoning By-Laws would involve practical difficulty or unnecessary hardship to the Undersigned and relief may be granted without substantially derogating from the intent and purpose of the Zoning Ordinance. CITY OF SALEM,MASSACHUSETTS BOARD OF APPEALS PETITION FORM The following written statement has been submitted with this application: O For all Variance requests a written Statement of Hardship demonstrating the following must be attached: a) Special conditions and circumstances that especially affect the land,building,or structure involved, generally not affecting other lands,buildings,and structures in the same district; b) Literal enforcement of the provisions of the Ordinance would involved substantial hardship to the applicant;and c) Desirable relief may he granted without substantial detriment to the public good,and without nullifying or substantially derogating from the intent of the district or the purpose of the ordinance. (31 For all Special Perrit requests a Statement of Grounds must be attached.An application for a special permit for a nonconforming use or structure shall include a statement demonstrating how the proposed change shall not be substantially more detrimental than the existing nonconforming use to the neighborhood in accordance with Section 9.4 Special Permits.Such a statement should include reference to the following criteria: a) Social,economic,or community needs served by the proposal; b) Traffic flow and safety,including parking and loading; c) Adequacy of utilities and other public services; d) Impacts on the natural environment,including drainage; e) Neighborhood character;and f) Potential fiscal impact,including impact on City tax base and employment. O For all Comprehensive Permits for construction of low or moderate income applicants should refer to M.G.L. Ch.40B§20-23. Previous applications to the Board of Appeals involving this property have been submitted with this petition form. The Building Commissioner can provide documentation ofprevious applications to the petitioner or his representative. If different from petitioner: Harborlight Community Partners Petitioner: Property Owner:Hilltop Manor Realty Trust Address:PO 507 Beverly 01915 Address: Telephone:978-922-1305 x207 Telephone: Email:adefran z harborlightcp.orglma;l: Signature: -Signamre:Letter Attached (Attached consent lever is also acceptable) Date:8/21/15 Date: 8/21/15 If different from petitioner. Representative: Address: A TRUE ATTEST Telephone: Signature: Date: CITY CLERK DATE DPCD DATE This original application must be filed with the City Clerk. 43 Boston Street Realty Trust and Hilltop Manor Realty Trust August 24,2015 Zoning Board of Appeals City of Salem 120 Washington Street Salem MA 01970 RE:43 and 179 Boston Street Special Permit Application Dear Members of the Board, Please accept this letter as our permission for Harborlight Community Partners'to submit a special permit application to change the uses at 43 and 179 Boston Streets from one non conforming use to another less detrimental non conforming use. We are the current owners of both properties. Harborlight Community Partners has an agreement to purchase them.We are giving them permission to file special permit applications for both buildings as a part of their efforts. Sincerely, 1 Paul R?Dacey i Trustee Ernest es Gaines Trus e 179 Boston Street Request for a Special Permit to Change From One Non Conforming Use to a Less Detrimental Non Confirming Use Statement of Grounds Our request here is to change from a non conforming existing use (rooming house)to a different non conforming use(multi family building)which will not be substantially more detrimental than the existing nonconforming use and should be substantially improved.The existing non confirming use involves 17 rooms/units with shared bathrooms and no on site management office or social service office.The proposed non confirming use would involve 10-12 studio apartments with bathrooms and kitchenettes in each unit, no shared bathrooms, and a staff office on site. Also the property management company that is proposed is the locally based non profit organization that is also the developer.The proposed use is to provide permanent,affordable,service enriched housing for the formerly homeless.The current use has a population that is very similar to the proposed population but without an on site social service program and staffing. • Community needs which are served by the proposal: o The change in use will provide a much needed affordable housing setting with on site services for the formerly homeless. This is an effective approach to responding to local needs for the homeless. o The change will also reduce density from 17 to between 10-12 depending on architectural options. • Traffic flow and safety, including parking and loading: o The unit density is declining which would improve the current condition for parking, traffic, and loading. • Adequacy of utilities and other public services: o The building is existing with utilities and services in place. o The reduction in density will reduce the impact on utility use and services use. o The presence of a supportive service plan and a more active and local property management approach should reduce the broad use of public services in the area of policing, fire, and emergency medical approaches. • Neighborhood character: o The building footprint will remain as it is. o The building will also receive significant rehabilitation improvements in the range of $750,000. o Finally the building will be managed locally and more robustly with an easily accessible property manager(s). • Impacts on the natural environment including view: o The building footprint will remain. o The unit count will be reduced with a likely reduction in impact on the environment. o The view will remain unchanged other than the building will be improved. • Potential economic and fiscal impact,including impact on City services,tax base,and employment: o HCP pays taxes on all its projects so real estate taxes at roughly the same level or slightly improved would continue. t o Building permit fees would be paid to the City related to construction. o Supportive services and active local property management will reduce the burden on local City services such as police,fire,and emergency medical response. .tl kVA p q Y � - t / H � / fli � b� 1 Yy, •. 1 R n, 5` . .. �Fayd • �a ,E ' t C fir`•;.t - .' 't!. r ,)y' F r _ t • n i p 4t.. VW' i�M$•.. �.t�f�J je•��h z 3� �� v� .� e+� �g • "^a. h, y . . y ,-rr.?.• � i`.�¢}�, �.o, <r`i- � .�M,.,..�rd;:W:� �PF ice"-.-. _ _ ... . a 62YA15 Urxlfcid Property Record Cad Unofficial Property Record Card -Salem, MA General Property Data Parcel ID 16-0052-0 AccountNumber Prior Parcel 10 41— Property Owner HILLTOP MANOR REALTY TRUST Property Locadon 179 BOSTON STREET DACEY PAUL/GAINES ERNESTTRS Property Use Boarding Mailing Address 29 GREEN STREET Most Recent Sale Dare 12/31/2009 Legal Reference 29190-128 Ciy NEWBURYPORr Grantor MORRIS,STEPHEN P Mailing State MA Zip 01950 Sala Price 850,000 Parcagonirg B2 Land Area 0.430 acres Current Property Assessment Card 1 Value Building Value 724,500 Xtra Feaftwe6 Value 0 Land Value 84,100 Total Value 808,600 Building Description Building Style Apt 4 8 Founclatlon Type Brick/Store Flooring Type Hardwood 8 of LW Ing Units 17 Frim,ripe Woad Basement Floor Concrete Year Built 1890 Roof Strucbne Mansard Heating Type Gnvty WAir building Grade Average Roof Cover Asphalt Shgl Hearing Fuel Gas Building Condition Average Siding Vinyl Air Corrmtlordrp 0% Finished Area(SF)6835.6 Interim Walls Plaster Cof Bsmt Ganges Number Roans 17 8 of Bedrooms 0 IF of Full Baths 7 8 at 3/4 Baha 0 i s 112 Baft 0 S of Other Flxurres 0 Legal Description Narrative Description of Property This property contains 0.430 acres of land mainly classified as Boarding with a(n)Apt 4-0 aye Wilding,built about 1890,having Vinyl exterior and Asphalt Shgl roof cover,with 17 unrlisl.17 room(sl.0 bedroomtsh 7 bathis).0 haft bath(s). Property Images Nip//sa1.patriaVrcpaaes.c.nR.dCarda 12 B/SYAtS Unofficial PropertyRe=dCard d Disclaimer.This information is believed b be mnect but isaibject to change and is not"nanteed. ta¢yl ernpmictrq lies.mmR.dCardasP 22 a � i � s � 8 fi b Siemasko + Verbridge ; HCP BOSTON ST (# 179 Architecturex Q J■ InteriororDesign Landscape Design Decaratlng svdesign.conn 978.927.3745 Renovation g a .. oa = EiSf � f bgg F38ka S : Preliminary Reviews m £ October 13 2015 179 Boston Street + - z e o + B Salem, MA 01970 M A0.00 73' - G 1/2" 44' - 3" I Umt# I I UNIT# 12 294 SF 214 SF UNIT# 13 4195E N N O z ' — O to O O m m V 0 UNIT# 14 ' 419 SF UNIT# I G UNIT# 15 297 5F 223 SF I BUILDING 5QUAKE FOOTAGE CALCULATIONS EXISTINGFIRST FLOOR PLAN (BUILDING AREA GIVEN AS GPO55 5QUARE FOOTAGE) FIRST FLOOR 2852 5F SECOND FLOOR 2313 5F THIRD FLOOR 1920 5F TOTAL 7085 5F HCP BOSTON ST (#179) 9Bnst°n 5tr°et Salem,MA 0]9711 Existing Fust Floor Plan Architecture Siemasko + Verbridge t armor peDes Sale: 1/5' -0' F71e Name: �� O Landscape Design Date: 10/13/15 Drawnhy: Author DecoraDng `' -?' 126 Dodge Street Beverly,MA 01915 w .svdesign.corn 1978.927.3745 f978.927.6365 Plot Det.:to/13/20155:00:o1 PM —1-11-1--1-1. 59' - G" UNIT# 21 UNIT# 22 274 5F 242 SF UNIT# 23 235 SF N � N � O V 1h <t UNIT# 24 UNIT# 26 UNIT# 25 235 5F 244 SF 244 SF -o 44' - 3" n EXISTING SECOND FLOOR PLAN rw HCP BOSTON ST (#179) ]]9 Boston Street Salem'MA 01970 Existing Second Floor Plan Siem T Arerior Design asko Verbridge Interior DeD. Scale: 118'=P-0' Me Name: Landscape Dnlga . Decorating Date: 70/73/15 Draw°by: Author 126 Dodge Sneel Beverly,b1A 07975 X1 1 wwsysvdesign.com 19]8.927.3745 f978.927.6365 Plot Date: 10/13/2015 4:51:31 PM 59' — G" UNIT# 31 UNIT# 32 % 221 5F 203 5F UNIT# 33 173 SF (V (V i O cn � m UNIT# 35 UNIT#34 221 5F 202 5F > ,S EXISTING THIRD FLOOR PLAN HCP BOSTON ST (#179) 179BostonSnec` Salem,Mn 01970 Existing Thud Floor Plan ` ' Architecture 1 Sl�yylo C�kO + V ey-�yt�('{p interior Design Scale: 1/B'=1'-0' Fie Nemy: Xi Z y':x Si mas Verbridge ge Landscape Design Date: 10/13/15 Drawn by: Author e ing Decors Plot Date:10/13/2015 4:54:52 PM L Siorasb+VeNntl G Inc a 126 Dodge Sheet Beverly,MA 03915 wwwsvdesign.cam 1978.927.3745 f f97 978.927.6365 Harborlight Community Partners Providing Homes&Community Supp.a State Health Code 105 CMR-625 410.400: Minimum Square Footage Harborlight Community Partners is a 501(c)(3)non profit organization. P.O.Box 507,Beverly,MA 01915 1978-922-1305 1 v .harbodightcp.org 105 CMR - 1625 410.400: Minimum Square Footage (A) Every dwelling unit shall contain at least 150 square feet of floor space for its first occupant, and at least 100 square feet of floor space for each additional occupant, the floor space to be calculated on the basis of total habitable room area. (B) In a dwelling unit, every room occupied for sleeping purposes by one occupant shall contain at least 70 square feet of floor space; every room occupied for sleeping purposes by more than one occupant shall contain at least 50 square feet of floor space for each occupant. (C) Ina rooming unit, every room occupied for sleeping purposes by one occupant shall contain at least 80 square feet of floor space; every room occupied for sleeping purposes by more than one occupant shall contain at least 60 square feet for each occupant. t c Harborlight Community Partners Providing Homes&Community Support Proposed Revised Floor Plans with Dimensions Harborlight Communii),Partners is a 507(c)(3)non profit organization. P.O.Box 507,Beverly,MA 01915 978-922-1305 1 w .harborllghtcp.org 73' - 6 112" f 44' - 3" NEW RAMP/ACCESSIBLE ENTRANCE UNIT SQUARE FOOTAGE CALCULATIONS (UNIT AREA GIVEN AS NET SQUARE FOOTAGE) Unit De5lgnation HABITABLE AREA TOTAL AREA Unit# 1 234 5F 303 5F Unit # 2 212 5F 265 5F — -_ Unit # 3 198 5F 295 5F Unit # 4 21 1 5F 265 51' Unit# I ❑ OfFICE� LOBBY Unit#2 • 101 102 1 103 104 Unit# 5 234 5F 285 5F Unit# 6 212 5F 294 5F 13 LL Unit# 7 198 5F 292 5F W Unit# 8 167 5F 230 5F N EF ®- - Unit# 9 163 5F 230 5F O ® EF Unit#3 Unit# 10 216 5F 310 5F � 0 ® � LL O10 n v Unit# 1 1 203 5F 268 5F W D fy LL Unit# 12 - 188 5F 255 5F W 0 Unit#4 Unit# 13 226 SF 223 SF ® o 107 Unit#5 ❑ Unit# 14 200 SF 256 SF 110 DRY ❑ Note: A5 per 105 CMR 410.400, the minimum habitable area for ON ROOM 108 s two person occupancy 15 250 5qure feet. Each dwelling unit will be - 109 O - limited to a Single occupant Wd - _ 13 WALL LEGEND EX15TING WALL TO REMAIN a PPOP05ED NEW WALL �ZPROPOSED FIRST FLOOR PLAN S HCP BOSTON ST (#179) t]'Salem,MA 0"MA 0 t19]70 0 Proposed First Floor Plan s Architecture ) Scale: 118'=1'-0' F71eName: Siemasko + Verbridge Landscape SD1aU pe Design Decorating Date: 10/13/15 Drawn by: Author >?!'< 126 Dodge StKet Beverly,MA 01915 wwwsvdesigu.com 1978.927.3745 f 978.927.6365 Plot Data:10/13/2015 5:03:23 PM c smusm+v�nna a m� 59' - G" Unit# 6 3 Unit# 7 201 EF O® 202 n ® Unit# 5 Ld 0 Stair 203 EF U- W O c� v m v 5tair 0 r7i I mEF ® Unit# 9 ® 204 Umt# 1 1 13 EF ® Umt# 10 206 w 205 n SECOND FLOOR PLAN HCP BOSTON ST (#179) s i09 Bosu,n 1970 Proposed Second Floor Plan .. Architecture Scale: 1/8'=1'-0- Hie Name: SD 1 1 a1 1 Siemasko + Verbridge InteriorDeslgn O i Landscape Design Date: 10/13/15 Drawn by: Auttror Decorating m 126 Dodge Street Beverly,AOA 01915 wwwsvdesign.com 1978.927.3745 f978.927.6365 Plot Date:10/13/2015 5:06:07 PM t 5t-mssko+venn;a a m— l Q Harborlight Community Partners .. Providing Homes&C.,..iwtp Support l Existing and Proposed Dimensions Table Harborlight Community Partners is a 501(c) (3)nonprofit organization: P.O.Box 507,Beverly,MA 01915 1 978-922-1305 1 w .harborlightcp.org 179 Boston Street Unit and Dimenionsal Comparisons Units Current Sq Ft Current Possible Residents Proposed Habitable Sq Ft Proposed Possible Residents 1 294 2.0 249 1 2 214 2.0 249 1 3 419 One BR 2.0 249 1 4 419 One BR 2.0 249 1 5 223 2.0 No Unit 0 6 297 2.0 No Unit 0 7 274 2.0 249 1 8 242 2.0 249 1 9 235 2.0 No Unit 0 10 235 2.0 249 1 11 244 2.0 249 1 12 244 2.0 249 1 13 221 2.0 249 1 14 203 2.0 249 1 15 173 2.0 249 1 16 202 2.0 249 1 17 221 2.0 249 1 TOTAL 4360 34.0 3486.0 14.0 Variance Increase in SF common area,closets,bathrms 874.0 Variance Reduction in Units 3 17.6% Variance Reduction in Possible Residents 20.0 59% It is very likely that the possible residents per"room"current is much higher than what is noted above per the state public health code 105 CMR-1625 410-400 and the city of Salem Lodging House Regulations. Both indicate that 60 feet per person is required. The shift to a "dwelling unit"and away from a "rooming unit"will allow us to signficantly reduce the possible density of residents at 179 Boston Street. f