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103 BRIDGE STREET - ZBA r' Zoning Board Project Status Sheet Address & Applicant: I n- Date Submitted to BOA: 12j Z< d Clerk Stamp: I Z/ 7_ `) Variances Only - Constructive Approval Date: non days fry n,rrn;;> d Abutters List Requested: 1 -1 3� &/Abutters Notice Sent: -7 t/Notice to Abutting Cities & Towns, Councillors: 77 �f egal Notice posted at City Hall: era days before Ii, egal Notice Emailed & Confirmed: _ I �) �egal Notice Posted on Web: Agenda to Applicant: Applicant's email address or fax number to send agenda: Opened at Meeting: 1 i Continued Meetings: Y - Extension Form s) Signed & Clerk Stamped? Closed at Meeting: r Decision: Decision Filed: Appeal Period Over: f„day After d ision filed) ecision Sent to Applicant: Notice of Decision Sent to abutters, cities and towns, councillors: ZBA ACTION FORM pRichardDionne MEMBERS" MOTION ' 'SECOND VOTE Date: �� 8 /f s Curran (Chair) elas (Vice Chair) Petitioner: kins ��p^oy y X30 84 V'16` X4' Address: 103 8r&y4 y' r, J Jimmy Tsitsinos (Alternate) Total: Conditions: M Petitioner shall comply with all city and state statutes, ordinances, codes and regulations. ®All construction shall be done as per the plans and dimensions submitted to and approved by the Building Commissioner. ®All requirements of the Salem Fire Department relative to smoke and fire safety shall be strictly adhered to. ®Petitioner shall obtain a building permit prior to beginning any construction. ®Exterior finishes of the new construction shall be in harmony with the existing structure. ©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 jurisdiction including,but not limited to,the Planning Board. C I ❑Unless this Decision expressly provides otherwise,any zoning relief granted does not empower or rrvlwtl 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 bSpactH� 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. Dn ®rGr OPf-� l)`LE �n 1 © 19 g%t�onr S — —MaIt ® 5ik CtwP W Snaw Cch- L4 t`r (v")o dec5 U1 D✓g. w9P /'l<- AG(h2r.pe ZBA ACTION FORM BOARD MEMBERSbe�+,F lIv1OTIOlV ?SECOND t,VOTEs' 11 Date: ( �21 Rebecca Curran (Chair) 1( lis � � �- Petitioner: Mike Duffy Tom Watkins �( Address: Peter Copelas 2 `( �3 B0.yv Jimmy Tsitsinos (Alt.) Soc 2rr1 M R Total: S Conditions: ❑Petitioner shall comply with all city and state statutes, ordinances, codes and regulations. ❑All construction shall be done as per the plans and dimensions submitted to and approved by the Building Commissioner. ❑All requirements of the Salem Fire Department relative to smoke and fire safety shall be strictly adhered to. ❑Petitioner shall obtain a building permit prior to beginning any construction. ❑Exterior finishes of the new construction shall be in harmony with the existing structure. ❑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 jurisdiction 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 p ( ) P fiYp ( ) destruction, it shall not be reconstructed except in conformity with the provisions of the Ordinance. ` tONU1T ` .. , CITY OF SALEM, MASSACHUSETTS BOARD OF APPEAL KIMaERLEr DRiscoLL 120 WASHINGTON STREET♦SALEM,MASSACHTj?# *R7¢4 A g: 2q MAYOR TELE:978-745-9595 ♦ FAx:978-740-9846 March 4, 2015 CITY CLERK, SALEM,MASS. Decision i City of Salem Board of Appeals Petition of JUNIPER POINT 103 BRIDGE STREET LLC seeking Special Permits per Sec. 3.3.3 Nonconforming Structures, to allow a change from an existing non-conforming two family structure to a multi-family structure and to construct a rear addition. The proposal is for the property located at 103 BRIDGE STREET (Map 36,Lot 378) (Bl Zoning District). A public hearing on the above Petition was opened on January 21, 2015 and continued to the next I regularly scheduled meeting on February, 18, 2015 pursuant to M.G.L Ch. 40A, g 11. The hearing was closed on this date with the following Salem Board of Appeals members present: Ms. Curran (Chair), Mr. Duffy, Mr. Watkins, Mr. Copelas,Mr. Tsitsmos (alternate). The Petitioner seeks a Special Permit per Sec. 3.3.3 Nonconforming Structures of the Salem Zoning Ordinance. Statements of fact. 1. In the petition date-stamped December 29, 2014, the Petitioner requested Special Permits per Section 3.3.3 Nonconforming Structures to allow a change from a non-conforming two (2) family structure to multi-family structure by constructing a tear addition. 2. A public hearing for the petition was opened on January 21, 2015 and continued to the next regularly scheduled meeting on February 18, 2015 at the request of the Zoning Board of Appeals for additional information regarding drainage mitigation on the site. 3. Attorney Correnti presented the petition. 4. The petitioner proposes to construct a rear addition with five (5) units to an existing nonconforming two (2) family structure. 5. There are eight (8) parking spaces proposed on-site at the rear of the property. 6. A drainage narrative and plan,written by NATIVEtec, and dated February 17,2015,was submitted as part of the record for this project. As shown on this plan, the petitioner proposes to install 3 (three) Stormtech Systems for drainage mitigation on this site. 7. The existing two (2) family structure is a historic home. conforming structure by constructing a rear addition on the existing structure. 8. The requested relief, if granted, would allow the Petitioner to reconstruct, extend, alter a non- 9. 'At the public hearings four (4) members spoke in favor and nine (9) members spoke in opposition to the proposal. e n _ City of Salem Board of Appeals March 4,2015 Project: 103 Bridge Street Page 2 of 3 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, and the Petitioner's presentation and public testimony, makes the following findings that the proposed project meets the provisions of the City of Salem Zoning Ordinance: Findings for Special Permit: 1. The Board finds that the proposal, to construct a multi-family dwelling in a B1 Zoning District, is an allowable use by right and by requesting Special Permits per Section 3.3.3 Nonconforming Structures to structurally extend, alter or structurally change the existing structure preserves a significantly historic structure. 2. The board finds that the proposed expansion of this dimensionally non-confortning building is not more detrimental than the existing structure to the impact on the social, economic or community needs served by the proposal. The construction of the allowed use of a multi-family in this configuration preserves a historically significant structure 3. There are no impacts on traffic flow and safety,including parking and loading. The proposal includes the required parking for a residential use. 4. The capacity of the utilities is not affected by the project. 5. There are no impacts on the natural environment, including drainage as the proposed drainage mitigation plan addresses stormwater management/drainage concerns. The drainage on this property is being improved by the addition of 3(three) StormTech Systems. 6. The proposal conforms to the existing neighborhood character. 7. 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,Mike Duffy, Peter Copelas,Tom Watkins and Jimmy Tsitsinos) and none (0) opposed, to grant a Special Permit, to allow a change from an existing non-conforming two family structure to a multi- family structure and to construct a rear addition, subject to the following eight (8) standard and six (6) special terms, conditions, and safeguards: Standard Conditions: 1. The 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 new construction shall be in harmony with the existing structure. . 6. A Certificate of Occupancy shall be obtained. 7. A Certificate of Inspection shall be obtained. 8. Petitioner is to obtain approval from any City Board or Commission having jurisdiction including, but not limited to, the Planning Board. n City of Salem Board of Appeals March 4,2015 Project: 103 Bridge Street Page 3 of 3 Special Conditions: 1. The petitioner shall remove the 1970's era bay window on the facade of the historic building and replace the windows with two windows that match the existing windows of the front facade; 2. A solid 6 (six) foot high fence shall be installed along the perimeter of the property 3. The drainage plan written by NATIVEtec,dated February 17, 2015,as presented shall be adhered to; 4. No trash storage shall be located on the property line,along the fence line,or in front of the property 5. Snow storage shall be off site and a snow removal plan shall be incorporated into the homeowner/condo association documents 6. The total number of bedrooms in the building shall be limited to ten (10) bedrooms. 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 Massachusetts General Laws Chapter 40A, and shall be filed udthin 20 days of filing of this decision in the ofice of the City Clerk. Pursuant to the Massachusetts General Lows 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 udtb the Essex South Registry of Deeds. F pJOY Abutters of 103 Bridge Street Salem, Ma. 01970 February 15, 2015 Planning Department 120 Washington Street RECLE Salem, Ma.01970 FEEI 1 8� 20115 Re:103 Bridge St DEPT.OF PLANNING S Dear Members of the Board , COMMUNITY DEVELOPMENT We, the neighboring residents of 103 Bridge Street have many concerns with respect to the proposed build out at 103 Bridge Street. 1.) We are very concerned with drainage. The abutting properties have experienced flooding in the past, in basements and yards, due to runoff from this property. The elevation from Bridge St. to Warner St. is an issue. Adding to the building, as well as paving of the entire lot increases an already serious problem. The only place all the run off can go is into the yards and cellars of Warner St. and the next door neighbors on Bridge St. There needs to be a comprehensive drainage report and design to insure proper drainage. The elevations, soils, landscape, and size and scope should be addressed by an engineer. 2.) If the property is completely covered with a building and hot topped parking where is snow plowed and stored?At the private meeting held at the YMCA, the claim was made that the condo owners could park at the local school parking lot. People won't be able to park on the property during winter storms because there is no way to get a plow in the yard, with all the spaces filled with cars. The two tiny, proposed storage spaces which comprise about 260 square feet of space: in a one foot storm, they would need to hold 3000 cubic feet of snow, in a 12 foot high pile. With this winter's storms, the pile would be 50 feet high. Where else can they put the snow but push it out onto the public way? 3.) How do the 5 families enjoy any outdoor space? On the tiny patch next to the sidewalk? 4.) Is this high density on such a small lot necessary? 5.) Where will the trash be stored for 5 families on the property? 6.) The building was built in the 1700's. If there is truly a concern over the buildings appearance, the historical value should be investigated and looked at much closer. Many of the buildings on Bridge St. in that area are from the 1800's. It would be a disappointment to discover later the city missed out on another antique property. The restoration and preservation of historically significant properties would greatly add to the community and neighborhood, which would be an asset for Salem. 7.) An alternate building was shown at the YMCA meeting for the neighbors with the comment, "We can build this without board approval'. The building is a square box of great ugliness, which we were told it was either this or that. Their statements only reinforce the opinion that this is not about being a good neighbor but about getting his way with complete arrogance. 8.) We, the neighbors of 103 Bridge Street ask that you vote to deny this petition or allow far more time to properly explore all the problems and the historic implications associated with this project. ✓,64V, Yfe61n)1r4 a1W,5OfV R R- — tia S- \o-t PL 5,0 Zoi iU Warner Sf I,Nr-tene �v� Ff It]flt'vIC�' Jfi ��� �jUSQ v mom UJ a/"-A t au rc� cJ�is (o u-brner sr �- 3�e:1 F�1p4"ccL' v PETITION We, the undersigned, hereby support the application for a special permit for the property at 103 Bridge Street. The rehabilitation of this historic property is beneficial to the Bridge Street neighborhood, while the addition of units at the property should only be allowed if the required off-street parking is provided. Such investment in the Bridge Street neighborhood is a positive, especially with the home ownership option, as proposed. Name Address L I Jesus M. Pen��::Zce 89 Bridge Street, Salem MA 01970 PETITION We, the undersigned, hereby support the application for a special permit for the property at 103 Bridge Street. The rehabilitation of this historic property is beneficial to the Bridge Street neighborhood, while the addition of units at the property should only be allowed if the required off-street parking is provided. Such investment in the Bridge Street neighborhood is a positive, especially with the home ownership option, as proposed. Name Address f i I � PETITION We, the undersigned, hereby support the application for a special permit for the property at 103 Bridge Street. The rehabilitation of this historic property is beneficial to the Bridge Street neighborhood, while the addition of units at the property should only be allowed if the required off-street parking is provided. Such investment in the Bridge Street neighborhood is a positive, especially with the home ownership option, as proposed. Name Address ' � ►� tic( fid'-D�' �_ ��1 a } PETITION We, the undersigned, hereby support the application for a special pen-nit' " for the property at 103 Bridge Street. The rehabilitation of this historic property is beneficial to the Bridge Street neighborhood, while the addition of units at the property should only be allowed if the required off-street parking is provided. Such investment in the Bridge Street neighborhood is a positive, „ especially with the home ownership option, as proposed. Name Address �!�y fern �u,��,�arcr� Sel'vc C { t y i t Via " 103 Bridge Street Special Permit Application 1-21-15 � f p al J `}jam .ac• _+ �'.� �` y . x y S �r YD 103 Bridge Street Table of Content 1/21/2015 Page 1-6 Special Pennit Application Page 7 Proposed Plot Plan Page 8-9 Proposed Elevation Page 10 Confroming Plot Plan Page 11-12 Confroming Elevation CITY OF SALEM, MASSACHUSETTS BOARD OF APPEALS PETITION FORM CITY OF SALEM MASSACHUSETTS 1014 DEC 29 A $ 1b BOARD OF APPEALS 120 WASHINGTON STREET,3"o FLOOR SALEM,MASSACHUSETTS01970 WYCLEF{fJ, ;LEKMASS Thomas St.Pie=,Director of Inspectional Services - Phone:978-619-5641 /Fax:978-740-9846 Y"'• Knr1BERLEY DRISCOLL Erin Schaeffer,Staff Planner ""' 3 Ef ED MAYOR Phone:978-619-5685/Fax:978-740-0404 DEC 2'r.. 2014 TO THE BOARD OF APPEALS: SPT OF p LANNt:+G 3 The Undersigned represent that he/she is/are the owners of a certain parcel of land located at: COIPh1 Jpgry��.� ,_ {� _fr_I/JoSf_^i-1 Address: M S r3,49f CAcec t Zoning District: F? I 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) biLllvt Q f Ji .&Mi 14'O'd .��ofi+✓m�_5Irur_ferc /l/oM of AIA Re:dRa S+rrein, in a 83 IZ7dn_T r� Sfir � . TiS� zvn;na did; once r t r '• t Ll %4iaNl 6yL2U a I bol—Aa4awj For this reason I am requesting: 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?%?). (.J�A Special Permit under Section of the Zoning Ordinance in order to ( )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:etlA1D Yd0;l%l Atyh@Are Lot Dimensions Included?(vrV es ( )No Why? (E2 ple:Two Family Home) 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 �I 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: ( ) 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. O 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; SCSe 3 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 Petitioner: ✓unloaet 1 / nit 107 Ur ,5' Property Owner: fnAYf. :JKP JVV4 U t,G Address: /36 &dila AveAddress: Telephone: T-''31, $5� Telephone: M Email: 'rfor Zt a Anhro, .61N Email: Signature: // ". eg" Signature: Date: �/�/ Date: (Attached consent letter is also acceptable) /7�Zy If different from petitioner: Representative: A TRUE Address: ATTEST Telephone: Signature: Date: CITY CLERK DATE DPCD DATE This original application must be filed with the City Clerk z 103 Bridge Street Special Permit Statement of Grounds 1-21-15 I am proposing to build an addition to a two family non-conforming structure located at 103 Bridge Street. The proposed addition will be conforming in all aspects of the City's zoning code. (See page 4 for a comparison). Since I am building an addition to a non-conforming structure we are required to obtain a special permit. I are requesting a special permit to preserve the historic character of the existing structure instead of demolishing it and rebuilding a new structure that conforms to the City's current zoning code. The abutting homes from 103 Bridge to 87 Bridge Street all have minimal front and side set setbacks (See Page 6). The proposed plan will allow us to maintain the historical nature of the neighborhood. (See pages 8-9 and 11-12). Social, economic,or community needs served by the proposal The proposed addition will not have a large impact to the neighborhood due to the large number of multi- family properties on Bridge Street. By developing this property into five newly constructed townhouses it will improve the community by introducing new higher level buyers into Salem that can help support the various businesses in Salem. Traffic flow and safety,including parking and loading With the opening of the new Sergeant James Ayube Memorial Drive a lot of the traffic flow between Salem and Beverly that in previous years was absorbed by Bridge Street has been reduced. The addition of three new units to Bridge Street will have a limited impact on the Bridge Street traffic. The proposed building will have the required number of parking spots for 5 units which is 8 spots. Adequacy of utilities and other public services The current building has electricity, gas,water and sewer all from Bridge Street. The new plan is to increase all the utilities to adequately supply the new units as recommended by the companies that supplies each utility. Impacts on the natural environment,including drainage Currently,there is not a drainage problem on the site but since we are increasing the roof area,we plan to install a gutter system that will allow us to collect and discharge the water in the appropriate areas as recommended by the professionals. Neighborhood character Since most homes on Bridge Street were constructed over 100 years ago,the proposed plan to build a conforming addition onto the back of a non-conforming structure will allow us to preserve the historic characteristics of the neighborhood. The homes along Bridge Street all have a minimal front and side setbacks. (see page 5).,I feel the proposed building would preserve the characteristics of the neighborhood instead of knocking down the current building and rebuilding a new building that conforms to the City's current building code. This would require a 15 foot and 10 foot front and side setback, respectively. Potential fiscal impact, including impact on City tax base and employment. Based on the appraisal that was performed (see page 4)the proposed building will increase the City's tax base from$4,423 to $24,500 for a net increase of$20,077 per year. a 103 Bridge Street Zoning Code Comparison Current Purpose Bl Zoning Requirements Minimum lot area(square feet) 7,100 7,100 6,000 Minimum lot area per dwelling unit(square feet) Minimum lot frontage (feet) 75.25 75.25 60 Minimum lot width(feet) 75.60 75.60 60 Maximum lot coverage by all buildings(percent) 23 39 40 Minimum open space (percent) Minimum depth of front yard(feet) 2 2 15 Minimum width of side yard(feet) 3 10 10 Minimum depth of rear yard(feet) 43 32 30 Maximum height of buildings (feet) 25 30 30 Maximum height of buildings (stories) - Minimum distance between buildings on lot(feet) - Buffer area required(feet from any residential or conservation use) - Floor area ratio i N i I \ t f i 4 JJ F 0 � } 11"• yy ,t 3 v 9 rP � P t F•�a •!;B d tr'+ 99 t 103 Bridge Street Salem,MA 01970 Table 3: Salem Tax Information Salem Tax Information Map/Lot Address Value Tax Rate Year Taxes. 36-378 ;US Bridge Street $264,400 i 16.73 2014 { 4423 Projected Condo Taxes Unit# Address Value Tax Rate Tax Rate Taxes 1 i 103 Bridge Street $294,000 ( 16.73 i _2014 4919 2 103 Bridge Street294,000 16.73 t 2014 i 4919 { 2014 3 103 Bndge Street $294,000 16 73 - -_. - - _ 4 103 Bridge Street 1$294,000 16.73 2014 4919 S ;103 Bridge Street 7$294,000 16.73 2014 4919 Taxes per Unit Estimated $4;900 For the purposes of this report,taxes are estimated at$4900 per unit for the discounted cash flow(DCF) City and Neiehborhood Analysis The subject is located in the City of Salem,within Essex County. Salem Massachusetts is surrounded by Beverly,the Atlantic Ocean,Marblehead,Lynn and Peabody. Salem is located 20+/-miles north of the city of Boston Massachusetts. The subject is on Bridge Street which is a main route connecting downtown Salem to Beverly.Nearby uses are very diverse.This area is north of downtown Salem and has many historic properties and tourist attractions. This area is very diverse. Commercial uses are located throughout and interspersed around residential uses. There are no negative factors known. tr !h WAb 6 ,rvRp1I''h WR � ry 710 rts �ly. t '1 4� (�tc= � $. �J % 4(w• y ¢.'Nek kBFei 04 5 bfi- 419. X 4V.34 r ,gI•e-SgY: HaMli&• ED `+°t � N ♦ Somemms missing2 Md a pW. 7 Property North Appraisals,Inc 978-521-6900 propnorth.com 6 MAP 36 MAP 36 LOT 382 LOT 382 46 00' 0 39.37' N 9 9' I 9 9• 9• 9, 9, _ H 0.50' C-4i M MAP 36 LOT 378 AREA = 7100 t S.F. 1 o't 1 a't O N MAP 36 LAP 36 OT 377 ^? LOT 380 3'f r 14't 2 STORY DWELLING #103 is N 1 75.25' 2't BRIDGE STREET PARKING DESIGN BY OTHERS. PLOT PLAN SµOF MqS LOCATED AT y s90 103 BRIDGE STREET 2 ySALEM GAIL L. PREPARED FOR 0 o SMITH N ;> MARC TRANOS NO.35043 q SCALE 1' = 20' NOVEMBER 24, 2014 �oFs�F�sTER�o NORTH SHORE SURVEY CORP. 14 BROWN STREET sO aao SALEM, MA. 01970 978-744-4800 111 4099 r� 1 ATTIC —.—._. —. .—.—. ,_._.—. .—._._ —.—.— _.—.—. SECOND FLR SEWND FLR FIRST FLR FIR • S_FLR • M E BASEMENT M _____________ a 64SEMENT O co PROPOSED FRONT ELEVATION /n U) 8/22/2014 As-Builts 8/28/2074 Design 9@/2014 Design 9/6/2014 Design I I 1w TMRDFLCOR SECOND TR 00 �m ST FLR rFE]0 FIR _.._. BASEMEN ------ -------------'-'-' PROPOSED REAR ELEVATION ----------- l SCPLE 1/fl 40 1 7r��1�_• ___ ATTIC THIRO FLOOR ___ - _ _ __......_ SECOND FLR SECOND FLR - - - r PIRSi FLR - - - FIRST FLR_ 1• 'M�1 W z M a) 845EMENT._ .-e45EMENT O Cco PROPOSED LEFT ELEVATION _ 8n212014 As-sNuzs 8/29/2014 Design 9/2/2014 Design --- �� 9/6/2014 Design F .y TNIRD BOOR _'A';. --------- - -.-.-. .-. _.- B T THIRD FLOOR ' e . rip f�rvry Y Ll _ -------------- SECOND" _ 'I '-'-'- I �y .-.-.-.-.-._ - --___--_ _T .-.-. _ SECOND FLR FlRST FIR FIRST FLR 645EMENT _ ___................... BASEMENT PROPOSED LEFT ELEVATION - I r - � 7 IIO��'��• � i �,, "� '_�,� I I�i"scA411�}:;�� � ,,�:-;• ����-n 1 70 � 10u 1050' 14 EA = 7100 t S.F.n CtL� CiL� � 13 1 2 � PROPOSED NEW iii - ST UGNRE ? A i 2,083EQ.Ff L-� lA A, .. RAZG If e � 4 ` o � EwsrsrnucTurzE :. .-... ---- -- -- ---- S1p To BE Removw j 47-4' t I N ` 2s;, G7 75.25' BRIDGE STREET PLOT PLAN LOCATED AT 103 BRIDGE STREET SALEM PREPARED FOR MARC TRANOS OPTION2 NORTH SHORE SURVEY CORP. 2014 14 BROWN STREET SALEM, MA. 01970 978-744-4800 # 4099 10 B N I1� RG^F_ZIYIIP_F_ RfOidtKIK LEIoo� hllt Pit, j lift r J a2;�xrcu� e I IN 9F 103 Bridge St Additions/Renovation I I •. .. WDPcRYLW[ f Gr m GZOFEPYLINE �Iraitni {� ori t ii iii 1 l il�ll NI MR I . tt tif.E_ _ r .#'' {{f'r HIII { }{ , i —..._ - i40LEFY LPJE i pl g 103 Bridge St N Additions/Renovation I�. 103 Bridge Street Special Permit Application 1-21-15 �* e JED- r •f 103 Bridge Street Table of Content 1/21/2015 Page 1-6 Special Permit Application Page 7 Proposed Plot Plan Page 8-9 Proposed Elevation Page 10 Confroming Plot Plan Page 11-12 Confroming Elevation CITY OF SALEM,MASSACHUSETTS BOARD OF APPEALS DoT PETITION FORM ­� CITY OF SALEMMASSACHUSETTS 20 14 DEC 29 A $ 15 BOARD OF APPF AM a c ! 120 WASHINGTON STREET,3"o FLOOR _ FILE SALEM,MASSACHUSETTS 01970 t`v r / CH Y C U SILL . MASS: �CIMINEDpi/ Thomas St.Pierre,Director of Inspectional Servicesr, l --� Phone:978-619-5641 Fax:978-740-9846 C VED KamERLEY DRiscoLL Erin Schaeffer,Staff Planner MAYOR Phone:978-619-5685/Fax:978-740-0404 DEC 21G 2014 TO THE BOARD OF APPEALS: DEPT OF PLANNING g The Undersigned represent that he/she is/are the owners of a certain parcel of land located at: COMMUMT-Y DEVELOP VENT Address: &S BrleyStift( t Zoning District: ✓2 I 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.) Q fo i+i �21f11 e/I'pOYL�A✓YYS;�S�faL9orc /alasLe Of ILI Rr:dRP 5+-rre4 in a $ I Z&a Aa rl� +S?-r;rt Ti�ir nn'na 6 Atnanct TtqlkireSr 1- Q i-k of 6n td Q Nil=(np,ta✓yz5h'k+Arg. For this reason I am requesting: 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?%?). (v�A Special Permit under Section of the Zoning Ordinance in order to ( )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:'t` do ' Iul il%l 14OPQ Ire Lot Dimensions Included?(N'Yes ( )No Why? (Example:TWo Family Home) 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: ( ) 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; se6 pilaf-3 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: Petitioner: Jun�oaet �k X03 ar g1 5� PropertyOwner: mace. :IEAll K trlC Address: /3n &pair Ing Address: Telephone: 97 1-'1 b7- 31I''8��..5B Telephone: Email: Try4+ Z i A A-hrod-6iYt Email: Signature: nk- I b°+3 Signature: (Auached consent letter is also acceptable) Daze: /7,lZ7 f/g Date: If different from petitioner: Representative: A,TRUE Address: ATTEST Telephone: Signature: Date: CITY CLERK DATE DPCD DATE This original application must be filed with the City Clerk z 103 Bridge Street Special Permit Statement of Grounds 1-21-15 I am proposing to build an addition to a two family non-conforming structure located at 103 Bridge Street. The proposed addition will be conforming in all aspects of the City's zoning code. (See page 4 for a comparison). Since I am building an addition to a non-conforming structure we are required to obtain a special permit. I are requesting a special permit to preserve the historic character of the existing structure instead of demolishing it and rebuilding a new structure that conforms to the City's current zoning code. The abutting homes from 103 Bridge to 87 Bridge Street all have minimal front and side set setbacks (See Page 6). The proposed plan will allow us to maintain the historical nature of the neighborhood. (Seepages 8-9 and 11-12). Social, economic,or community needs served by the proposal .The proposed addition will not have a large impact to the neighborhood due to the large number of multi- family properties on Bridge Street. By developing this property into five newly constructed townhouses it will improve the community by introducing new higher level buyers into Salem that can help support the various businesses in Salem. Traffic flow and safety,including parking and loading With the opening of the new Sergeant James Ayube Memorial Drive a lot of the traffic flow between Salem and Beverly that in previous years was absorbed by Bridge Street has been reduced. The addition of three new units to Bridge Street will have a limited impact on the Bridge Street traffic. The proposed building will have the required number of parking spots for 5 units which is 8 spots. Adequacy of utilities and other public services The current building has electricity, gas,water and sewer all from Bridge Street. The new plan is to increase all the utilities to adequately supply the new units as recommended by the companies that supplies each utility. Impacts on the natural environment,including drainage Currently,there is not a drainage problem on the site but since we are increasing the roof area, we plan to install a gutter system that will allow us to collect and discharge the water in the appropriate areas as recommended by the professionals. Neighborhood character Since most homes on Bridge Street were constructed over 100 years ago, the proposed plan to build a conforming addition onto the back of a non-conforming structure will allow us to preserve the historic characteristics of the neighborhood. The homes along Bridge Street all have a minimal front and side setbacks. (see page 5). I feel the proposed building would preserve the characteristics of the neighborhood instead of knocking down the current building and rebuilding a new building that conforms to the City's current building code. This would require a 15 foot and 10 foot front and side setback, respectively. Potential fiscal impact, including impact on City tax base and employment. Based on the appraisal that was performed (see page 4)the proposed building will increase the City's tax base from$4,423 to $24,500 for a net increase of$20,077 per year. A 103 Bridge Street Zoning Code Comparison Current Purpose B1 Zoning Requirements Minimum lot area(square feet) 7,100 7,100 6,000 Minimum lot area per dwelling unit(square feet) Minimum lot frontage (feet) 75.25 75.25 60 Minimum lot width(feet) 75.60 75.60 60 Maximum lot coverage by all buildings (percent) 23 39 40 Minimum open space (percent) Minimum depth of front yard(feet) 2 2 15 Minimum width of side yard(feet) 3 10 10 Minimum depth of rear yard (feet) 43 321 30 Maximum height of buildings (feet) 25 30 30 Maximum height of buildings (stories) Minimum distance between buildings on lot (feet) - Buffer area required (feet from any residential or conservation use - Floor area ratio x a .. y„pry afx a � 7iiC 1 X91 ��xt'` ro oa tc I F ? t C x el l R ; r i 0 { S, _ )I }iM IR uHv �A'� ♦.�'� Oxy Ak�' 103 Bridge Street Sakai,MA 01970 Table 3: Salem Tax Information Salem Tax Informotion Map/Lot Address Value Tax Rate Year Taxes 36-378103 Bridge Street ; $264,400 16.73 ! 2014 4423 Projected Condo Taxes Unit# Address Value Tax Rate Tax Rate Taxes 1 103 Bridge Street $294 000 16.73 2014 4919 2 103 Bridge Street $294 000 16.73 2014 i 4919 3 �]D3 Bndge Street $294 008 16.73 _ _ 2014 4919 4 103Bnd aStreet _6. g— $294,008 16.73 2014 4919 5 ,103 Bridge Street $294,000 16.73 1 2014 .4 Taxes per Unit Estimated $4,900 For the purposes of this report,taxes are estimated at$4900 per unit for the discounted cash flow(DCF) City and Neiehborhood Analysis The subject is located in the City of Salem,within Essex County. Salem Massachusetts is surrounded by Beverly,the Atlantic Ocean,Marblehead, Lynn and Peabody. Salem is located 20+/-miles north of the city of Boston Massachusetts. The subject is on Bridge Street which is a main route connecting downtown Salem to Beverly.Nearby uses are very diverse.This area is north of downtown Salem and has many historic properties and tourist attractions.This area is very diverse.Commercial uses are located throughout and interspersed around residential uses. There are no negative factors known. �' r'V mus x- sF; z � fs # # ��a c- s • ^�vg v n,. o- a 10 10 �+m yc e. y� ti•° yna` '% d9P � � ate.., i «..�sva-- Someming mrsire'+Atltl a place 7 Property North Appraisals,Inc 978-521-6900 propnorth.com ATTIC Te_ao aooa }0 Y sscorvD FLR —._.T.—._ .—.—.—._._.—._. SECOND FlR FIRST FLP - -- .___. 7 •M Flft_FL_ • E BASEMEN co a) _______ BASEMENT O M PROPOSED FRONT ELEVATION '^ scue ve=,w vJ 6/22/2014 As-Builts 6/29/2014 Design 9/2/2014 Design 9/6/2014 Design 1 • Twfto FLooa secorvo as --'- - FIRSTRR t � BASEMEN ------------------------------- -�-�-�-�-- PROPOSED REAR ELEVATION pp p sca.E va r-o TMRO FLOOR -. .-._- -- -._._.-.- -.--._.- Ell _secorvo FL R SECONO FLR -- - _ _ ___ _-._. __.-FIRST FLR- M� r MSEMENT N BPSEMEM_ ____ '- PROPOSED LEFT ELEVATION SCALE,VW=1'L 8/22/2014 As-Builts 8/29/2014 Design 9/2/2014 Design ` 9/8/2014 Design TNwDROOR -- .—.—.—._._._.—. .—.— _ TN_ao_ooR Ej SECOND FLR -�_ ._.-.-.- .-.-.-. Z----- ---- --- - - __ SECONDFLR S .h FlRSTFLR �� i FIRST FIR i BFSEMENT , -._._._._.-._._._----._._._._._._._. PROPOSED LEFT ELEVATION , N f) a,T- 10.50 '' - C w i AREA =��7i00�t SF # ` �r (oi L 3 _ i a f t o �nN �? .PROPOSED NEW u u1 AI STRUCTURE 1 �I O� f, 2.08350:W` IiO�' 111 5 i i Y 1 1 EK15T STRUGTURE i. _---------- < ____ V S1p TO BE REMOVED a 47-4' 1 75.25° ZN BRIDGE STREET. PLOT PLAN LOCATED AT 103 BRIDGE STREET SALEM PREPARED FOR MARC TRANOS SCALE l" = 20' AUGUST 28 OPTION 2 NORTH SHORE SURVEY CORP. 2014 14 BROWN STREET SALEM, MA. 01970 1 978-744-4800 g 4099 'o 8 Ica.: � 4 1111A 1(111111@. :I 1 h1411111I'�` Ii� 41111� J Ylf idi l; � oaP , s ®�. till � ff i I 1141M 10.3 Bridge St Additions/Renovation If a 1 i ce PVea WE All �� I ($ a :.. t� ; ` Ei ; i _IIiC IIIiIlI a R GkOGE4Y LINE ` N O g 103 Bridge 5t" N Add iti o n s/Re n ovati o n �a