55 HIGHLAND AVENUE - ZBA 55 Highland Ave. R-1
Salem Hospital Realty Tr.
J Mr. Donald Geraghty Tr.
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9 3 12 PH 180
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4 FILE#
9 f Paurb D �kppral c e c
''�e°�wms yes 71TY CLERK. ; Fk. 44„_.
DECISION ON THE PETITION OF SALEM HOSPITAL REALTY TRUST
FOR VARIANCES FOR 55 HIGHLAND AVE. (R-1 )
A hearing on this petition was held January 27, 1988 with the following Board
Members present: James Hacker, Chairman; Messrs. , Bencal, Fleming, Luzinski
and Strout. 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.
Petitioners, owners of the property,are requesting a Variance to convert the
third level of the building known as Highland Hall into medical condominiums,
also, a Variance from parking requirements. Property is located in an R-1 zone.
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 and structures in the same district;
b. literal enforcement of the provisions of the Zoning Ordinance would in-
volve 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 purpose 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:
1 . Additional medical and dental space is needed for the functional
operation of the Salem Hospital;
2. Thirty (30) additional parking spaces are incorporated in this plan
bringing the total to one hundred ( 100) spaces for the entire building;
3. Additional medical/dental space would be a direct benefit to the
Salem residents;
4. Use of this floor of the building would be best used or only used in
this manner as a hospital zone does not exist in Salem.
On the basis of the above findings of fact, and on the evidence presented, the
Board of Appeal concludes as follows:
1 . Special conditions exist which affect the subject property but
not the district generally;
2. 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.
v
DECISION ON THE PETITION OF SALEM HOSPITAL REALTY TRUST FOR
VARIANCES FOR 55 HIGHLAND AVE. , SALEM
page two
3. Literal enforcement of the provisions of the Ordinance would work
a substantial hardship on the petition.
Therefore, the Zoning Board voted unanimously, 5-0, to grant the relief requested,
subject to the following conditions:
1 . Thirty (30) additional parking spaces to be added to existing
seventy (70) spaces as shown on the plans submitted;
2. A Building Permit is to be obtained prior to commencement of
and construction;
3. All work is to conform with all requirements of the State and
local building and fire codes;
4. A Certificate of Occupancy for each unit be obtained;
5. Sale of new units on the third floor shall be required to
follow substantially the same requirements existing in the
current condominium documents.
GRANTED
)-�ae-? B. Hacker, Chairman
A COPY OF THIS DECISION WAS FILED WITH THE PLANNING BOARD AND THE CITY CLERK
APPEAL FRV THIS CB:dSIC:i. A':Y. SHILL BE E!ADE PURSUANT TO SECTION 17 OF THE MASS.
GENERAL LAYi S. C!'.APi_P. 5=2 AI+:� SHAR BE P:L Eu 19GHIN 20 DAYS AFTER THE DATE OF FILING
OF THIS DEC!c!C:; Cf THE OFFICE OF THE CITY CLERK. „� rFE�i,'p_ FEC'C.T
C .c7 a-�, .',t: 11. THE V 1 _ C" R
PU4SAtfi TO E.= - c >
GRANTED H:R_ r' EF.ECT U IL A G^.ri OF THE SEC ci C:..T
FICAIION OF 1H + !L '•P.: - w:EN C cr iR
OR THA7 IF S:i. h't'' r `I.r r, L_t4'D h.D I ��EY.ED �i ,-r LF THE Odri:E .
RECORDED IN ,HE S::�H ESSc. P.E.:iSRI
Of RECORD OR IS REi:ORDED AND NCiEU ON ir'E 01,NER'S CERTIFICATE OF TITLE.
BOARD OF APPEAL
777
APPEAL CASE 140. .. . . . . .. . . .. . . . . . . . . . . .
`Ltft1 of cal£1TT a55athilS£ffs
Foam of L,ppral
TO THE BOARD OF APPEALS:
The Undersigned represent that he is are the owners of a certain parcel of land located
at NO. , . 55 Highland--AV�nAet .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .Street; Zoning District. R.-1 . .
. . . . . . . . . . . . . . . . . : and said parcel is affected by Section(s).ILA? „ viz, c, , , , , ,
of the Fzsseekase{ts-�tat� Puildic}�ode.
Zoning Ordinance
Plans describing the work proposed, have been submitted to the Inspector of Buildings in
accordance with Section IX A. 1 of the Zoning Ordinance.
See attached site plan, floor plan, and project summary
The Application for Permit was- denied by the Inspector of Buildings for the following
reasons: DIRECT APPEAL
Presently, the 3rd floor of the existing structure is used by the
Hospital as storage. Conversion of this shell space to Medical .
Condominiums will require a variance by the City of Salem.
The Undersigned hereby petitions the Board of Appeals to vary the terms of the Salem
Zoning Ordinance and/or the Building Code and order the Inspector of Buildings to
approve the application fee permit to build as filed, as the enforcement of said
Zoning By-Laws and Building Code would involve practical difficulty or unnecessary
hardship to the Undersigned and relief ray be granted without substantially dero-
gating from the intent and purpose of the Zoning Ordinance and Building Code for
the following reasons:
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Owner. . . . . . . Salem. Hosp}tal RealtX Trust
Address. . . . . 55 .Highland, Avenue
Telephone. . , 741-1200
Petitioner. , Mr. DonaldGeraghty
Address. . ... . Same. . . . . . . . . . . . . . . . . . . . . . . . . . .
Date. , November24: 1987 Same
Teleph e. )
TA& - : i
Three copies of the application must be filed with the Secretary of the B rd of T
Appeals with a check, for advertising in the amount of. . . . . . . . . . . . . . . . . . . . . . . . . .
four weeks prior to the meeting of the Board of Appeals. Check payable to The
Evening hews.
NO...................................I
PETITION TO BOARD Or-APPEALS
LOCATION
Salem H91s1?.i.t.a.l....Re.a.l..t.y..Trust
PETITIoNrR.....
ADDRCSS..8.1...
......................................I ........
CONDITIONS
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........................ .......................................
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PETITION APPROVED.................... F-I
DENIED.........................
............ 19..........
PROJECT SUMMARY
Petitioner, Salem Hospital, is the owner of land shown on
the attached plans and operates a Hospital at 81 Highland Avenue,
Salem, MA. On February 15 , 1984 , the Salem Board of Appeals
granted variances for the former nursing school known as Highland
Hall to be converted into medical and dental condominium offices
on levels 1 and 2 of the five level building. Because of
increased demand, the Hospital now seeks a variance which would
allow level 3 to be used for these purposes . The basement level
and the fourth floor levels would continue to be utilized by
Salem Hospital for storage and administrative functions. Level 3
is presently being used only for storage functions. The entire
building has undergone a complete code update and has been
renovated to first quality appearance. No exterior changes in
the building are proposed.
The original variance required that 70 parking spaces be
maintained for the exclusive use of patients and staff in the
immediate vicinity of Highland Hall. Petitioner proposes to make
an additional 30 spaces available for this purpose (100 total) .
A variance is required to allow the utilization of level 3 as
medical and dental office condominiums because this building, as
does the entire Salem Hospital Complex , lies within an R-1
District. A variance from parking requirements is also requested
to allow the Hospital to allocate 100 spaces for the uses in
Highland Hall , new and existing.
Because of the size and shape of Petitioner ' s lot ,
conditions which affect Petitioner 's lot, but not other lots in
the district generally, a literal enforcement of the zoning
ordinance would create hardship, financial and otherwise, to
Petitioner, which the requested variances would relieve. Without
these variances, doctors and dentists could not see patients (who
often require referral to the Hospital for testing and other
purposes) at a location most convenient to all, thereby resulting
in increased traffic congestion . Granting the requested
variances will not derogate from the intent of the zoning
ordinance nor be contrary to a public good , because the
additional medical and dental office condominiums are consistent
with general utilization of the Hospital complex. The Hospital
has existed at this site for many years and many uses consistent
with Hospital use (such as medical office use) have been carried
on at the site all without detriment to the surrounding
neighborhood . For these reasons, the Petitioner requests that
the proposed variances be granted.
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