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15-17 HARBOR STREET - ZBA HARBOR STREET & B - - - - - - - \ C 6 B INC. r V l Ii Legal Notice - CITY OF SALEM- c BOARD OF APPEAL tl" A 745-9595,EXT.381 pi Will hold a public hearing for all P persons interested in the petition sub- V miffed by C&B, INC. requesting's sl Special Permit to extend the non- ] ff conforming use to add 4 new units & and a Variance to the off-street park- cc ing for the property located at 15-17 sh r Harbor Street R$.Said hearing to be t held Wednesday,August 23,2000 at . sc', 1 6:30 P.M., One Salem Green, 2nd Ca i Floor. Nina Cohen Chairman Cttp of 6alem, A.A$$Arbuot $ �3oarb of 01ppeaCOFFICE- ' f 1a ted 1,,jb 2 A 15: 5 2 DECISION OF THE PETITION OF C & B, INC REQUESTING A VARIANCE AND SPECIAL PERMIT FOR THE PROPERTY LOCATED AT 15-17 HARBOR STREET R-3 A hearing on this petition was held August 23, 2000 with the following Board Members present: Nina Cohen, Richard Dionne, Stephen Buczko, Stephen Harris and James Hacker. Notice of the hearing was sent to abutters and others and notices of the hearing were properly published in the Salem Evening News in accordance with Massachusetts General Laws Chapter 40A. Petitioner requests a Special Permit to extend the non-confonforming use to add four (4) new units and a Variance to the off-street parking for the parking located at 15-17 Harbor Street R-3. The province the Salem Zoning Ordinance which is applicable to the request for a Special Permit is section 5-3 Q), which provides as follows: Notwithstanding anything to the contrary appearing in this Ordinance, the Board of Appeal may, in accordance with the procedure and conditions set forth in Sections 8-6 and 9-4, grant Special Permits for alterations and reconstruction of nonconforming structures, and for changes, enlargement, extent expansion of nonconforming lots, land, structures, and uses, provided, however, that such change extension, enlargement or expansion shall not be substantially more detrimental than the existing nonconforming use to the neighborhood. In more general terms, this Board is, when reviewing Special Permit requests, guided by the rules that a Special Permit request may be granted upon a finding by the Board that the grant of the Special Permit will promote the public health, safety, convenience and welfare of the City's inhabitants. The Variances which have been requested may be granted upon a finding of the Board that: A. Special conditions and circumstances exist which especially affect the land, Building or structure involved and which are not generally affecting other lands, buildings or structures in the same district. B. Literal enforcement of the provisions of the Zoning Ordinance would involve substantial hardship, financial or otherwise, to the petitioner. 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 of the Ordinance. The Board of Appeal, after careful consideration of the evidence presented, and after viewing the plans, makes the following findings of fact: DECISION OF THE PETITION OF C & B INC, REQUESTING A SPECIAL PERMIT AND VARIANCE FOR THE PROPERTY LOCATED AT 15-17 HARBOR STREET page two 1. Attorney Robert T. Ford represented the petitioner, C & B Inc., Architect David F. Jaquith presented architectural plans. 2. The subject property is located in an R-3 District. 3. The petitioner request a Special Permit to extend the rooming house nonconforming use and increase the total number of units from 16 to 20. Additionally, the petitioner requests a Variance in the parking requirements. 4. The property is presently being used as a rooming house with a Lodging House License permitting 16 units. Previous owners have used the property as a rooming house. In addition to the rooming house use,the prior owner used half of the first floor of the house as a barbershop, known as The Male Image. The barbershop is moving from the property. 5. The petitioner would like to construct three (3) units in the space previously occupied by the barbershop and construct one (1) additional room on the second floor. The three (3) units planned for the space previously occupied by the barbershop will have an area of approximately 225-250 square feet each, and will feature kitchenettes and full sized bathrooms. The additional room on the second floor will have an area of approximately 120 square feet. 6. There will be no exterior changes to the house and there will be no changes to the footprint. 7. On average approximately one out of eight of the present tenants owns an automobile. The petitioner stated the parking requirements of the four proposed units will be far less than that of the former barbershop. The petitioner also indicated that there would also be a reduction and traffic with the change. 8. Councilor at Large Thomas Furey spoke in support of the requested Special Permit and Variance. Councilor Furey indicated that there is a need for affordable housing such as this and that he believed the traffic and parking requirements for the proposed four units would be less than that of the former barbershop. Councilor Furey stated the change would enhance the neighborhood. 9. There was no opposition to the requested Special Permit and Variance requested. On the basis of the above findings of fact, and on the evidence presented at the hearings the Zoning Board of Appeal concludes as follows: 1. Special conditions exist which especially affect the subject property but not the district in general. S , DECISION OF THE PETITION OF C & B INC., REQUESTING A SPECIAL PERMIT AND VARIANCE FOR THE PROPERTY LOCATED AT 15-17 HARBOR STREET page three 2. Literal enforcement of the provisions of the Ordinance would involve substantial hardship on the petitioner. 3. The relief requested can 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 4. The Special Permit granted can be granted in harmony with the neighborhood and will promote the public health, safety, convenience and welfare of the city's inhabitants. Therefore, the Zoning Board of Appeal voted unanimously, 5-0, to grant the relief requested, subject to the following conditions; 1. Petitioner shall comply with all city and state statutes, ordinances, codes and regulations. 2. All construction shall be done as per the plans and dimensions submitted and approved by the Building Inspector. 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. A Certificate of Occupancy is to be obtained. 6. Petitioner is to obtain approval from any City Board or Commission having jurisdiction including, but not limited to, the Licensing Board. Special Permit & Variance Granted August 23, 2000 CSS'`��,�\ Stephen Buczko, Member Board of Appeal R DECISION OF THE PETITION OF C & B INC. REQUESTING A VARIANCE AND SPECIAL PERMIT FOR THE PROPERTY LOCATED AT 15-17 HARBOR STREET R-3 page four A COPY OF THIS DECISION HAS BEEN FILED WITH THE PLANNING BOARD AND THE CITY CLERK Appeal from this decision, if any, shall be made pursuant to Section 17 of the Massachusetts General Laws Chapter 40A, and shall be filed within 20 days after the date of filing of this decision in the office of the City Clerk. Pursuant to Massachusetts General Laws Chapter 40A, Section 11, the Variance or Special Permit granted herein shall not take effect until a copy of the decision bearing the certification of the City Clerk that 20 days have elapsed and no appeal has been filed, or that, if such appeal has been filed, that it has been dismissed or denied is recorded in the South Essex Registry of Deeds and indexed under the name of the owner of record or is recorded and noted on the owners Certificate of Title. Board of Appeal PLOT PLAN OF LAND IN SALEM, MA., OWNER: C & B ,INC., 26 PARK DR., BURLINGTON, MA., DATE: 7-31-00 SCALE: V=20' NOTE: OFFSETS SHOWN ARE APPROX. BY TAPE SURVEY.ONLY INSTRUMENT SURVEY CAN DETERMINE EXACT OFFSETS. a�to0 BAYSTATE SURVEYING ASSOCIATES INC., R05ERT 100 CUMMINGS CENTER, SUITE 316J �JAMESTiT' BEVERLY, MA., 01915 rFi t . CAib S\1F. 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ASSOCIATES LTD PSH'TP 6 FANT-11EL HALL MARXETTI)LC63AE 54 0 41 C/() WINN NIANA(."IEMENT CC) BOSTON MA 021.09 42 34 0365 0011 `ARBOR STREET DALESSANADRO DEBORAH A 35 PLEASANT ST 43 — 57 "Is Ro F. .. 45 ... w WfA`,, Illo"11" F�,W "Is's b", 4, 46 0 Ot klARBOR STR.E,.ET 21 HARBOR STREET REALTY TRUST 21 11 AR BOR STR E E'1' 41 52 47 ARNOLD WILLIAM D 'PIZ SALEM MiA 07.970 48 34 0369 0025 HARBOR STREET 25-27 EARBOR STREET REALTY TRUST 27 }'.ARBOR 111TIRT."ET 34 49 , p -7, M .......... AR , 0 1,1 "t�, 0�e­ �,­'�­,-­­ A T so i3X� 9 E T R�,�j N mu—n., .......I 1.1 I x' vn b H �j �TAR ROR �4 1 70 0371 STR F ET f E N Hi E, REALTY TRUST i h LU(,�AWOUL) 1_.APJl'j 53 (._,'AGNON HENRY T/GAGNON MARIE. TRS TOPSFIELD MA 01983 64 7 55 ............ ...... 74 .........� 56 1 75 7 57 CHTEF ASSESSOR 0 • A .................... - ........... ........... ........ ............ 2 • 2 ........ 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