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CITY OF SALEM, MASSACHUSETTS
BOARD OF APPEAL
r� Z009 FEB 2l ,4 10: -44
120 WASHINGTON STREET♦ SALEM,MASSACH[JSEM 0197
��(MtNt TE E:978-745-9595+FAx:978-7'PIW4CHRF�FA LFH MASS.
KIMSERLEYDRIscoLL
MAYOR
February 26, 2009
Decision
City of Salem Zoning Board of Appeals
Petition of KERRY MURPHY and DANIEL CEDERHOLM, seeking Variances
from minimum rear yard and minimum side yard dimensional requirements, and
maximum lot coverage, to accommodate construction of a 20' by 15' two-story
addition on the existing nonconforming single-family home on the property located
at 10 V2 MALL STREET, Salem, MA, in the Residential Two-Family (R-2) Zoning
District.
A public hearing on the above petition was opened and closed on February 18, 2009
pursuant to Mass General Law Ch. 40A, Sec. 11, with the following Zoning Board
members present: Bonnie Belair, Rebecca Curran, Richard Dionne, Annie Harris, and
Jimmy Tsitsinos.
Petitioner seeks a variance pursuant to Section 9-5 of the City of Salem Zoning By-law.
The Board of Appeal, after careful consideration of the evidence presented at the public
hearing, and after thorough review of the plans and petition submitted, makes the
following findings of fact:
1. Daniel Cederholm presented the petition for the property he owns at 10 %2
Mall Street in the R-2 Zoning District.
2. Petitioner proposes to construct a 20' x 15' two-story addition to his single-
family house.
3. The R-2 Zoning District requires a minimum side yard of 10 feet; a minimum
rear yard of 30 feet, and maximum lot coverage of 35%. The existing house is
nonconforming and the property has a side yard of only 6 feet on the south
side; the addition would extend the portion of the side yard that is only 6 feet
by an additional 15 feet. The lot currently has a rear yard of 25 feet and lot
coverage of 36%.
1
4. The following plans were submitted with the petition: "Plot Plan of Land, 10
Mall Street, Salem, Property of Daniel Cederholm, Kerry Murphy,"
prepared by Gail L. Smith, Registered Professional Land Surveyor; and"Dan
Cederholm, Kerry Murphy, 10 YZ Mall Street, Salem, MA,"prepared by
Salalayko Contracting, consisting of Page 1, "Elevations,"Page 2,
"Foundation&First Floor Plans,"Page 3, "2"a Floor Plans," and Page 4,
"Plan, Section &Detail."
5. No members of the public spoke in opposition or support of the petition.
6. Board members asked for clarification about what the addition would contain;
petitioner stated it would contain a family room and master bedroom, with no
egress stairs from the second floor to the outside.
The Board of Appeal, after careful consideration of the evidence presented at the public
hearing, and after thorough review of the plans and petition submitted,makes the
following findings:
1. The petitioner's request for a variance does not constitute substantial
detriment to the public good.
2. The requested relief does not nullify or substantially derogate from the intent
or purpose of the zoning ordinance.
3. The petitioner may vary the terms of the Residential Two-Family Zoning
District to construct the proposed addition,which is consistent with the intent
and purpose of the City of Salem Zoning Ordinance.
4. In permitting such change, the Board of Appeals requires certain appropriate
conditions and safeguards as noted below.
In consideration of the above, the Salem Board of Appeals voted, five (5) in favor
(Belair, Curran, Dionne, Harris, and Tsitsinos) none (0) opposed, to grant petitioner's
requests for a variance subject to the following terms, conditions, and safeguards:
1. Petitioner shall comply with all city and state statutes, ordinances, codes and
regulations.
2. All construction shall be done as per the plans and dimensions submitted to and
approved by the Building Commissioner.
3. All requirements of the Salem Fire Department relative to smoke and fire safety
shall be strictly adhered to.
4. Petitioner shall obtain a building permit prior to beginning any construction.
5. Exterior finishes of the new construction shall be in harmony with the existing
structure.
2
6. A Certificate of Inspection is to be obtained.
7. Petitioner is to obtain approval from any City Board or Commission having
jurisdiction including, but not limited to, the Planning Board.
8. Unless this Decision expressly provides otherwise, any zoning relief granted doe
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 of 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.
Richard Dionne
Salem Zoning Board of Appeals
A COPY OF THIS DECISION HAS BEEN FILED WITH THE PLANNING BOARD
AND THE CITY CLERK
Appeal from this decision, if any, shall be made pursuant to Section 17 of the
Massachusetts General Laws Chapter 40A, and shall be filed within 20 days of filing of
this decision in the office of the City Clerk. Pursuant to the Massachusetts General Laws
Chapter 40A, Section 11, the Variance 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
with the Essex South Registry of Deeds.
3
ZONING DISTRICT — RESIDENCE R2
REQUIRED EXISTING PROPOSED
LOT AREA 15,000 2637± 2637±
LOT MDTH 100' 36' 36'
FRONT 15' 2'± 3'±
SIDE 10' 6'± 6'±
REAR 30' 32'± 25'±
LOT COVERAGE 35% 30.7% 36%
MAP 35 LOT 112
DONALD MOORE
9 OLIVER ST.
GARAGE
36.50' T-H
MAP 35 LOT 104
PROPOSED
ADDITION
10'± 6't
1201'4'
�.
MAP 35 LOT 103
DANIEL ISAACS :.
12 MALL ST.
I� j4"q'trN�E%ISTING DE_ +� L0 -
pj A' 'TO QE REMOVED , r., _^ MAP 35 LOT 105
+T.
ANTHONY KARAMAS
10 MALL ST.
s ± I
#10 1/2
�. 3't 36.85'
MALL STREET
PLOT PLAN OF LAND
NLSHOF M4SS 10 1/2 MALL STREET
GAIL �� SALEM
I CERTIFY THAT THE BUILDINGS .3'T
PROPERTY OF
No.35043 DANIEL CEDERHOLM
HEREON ARE LOCATED ON �9oF �FcI f��° ���
F KERRY MURPHY
THE GROUND AS SHOWN SS�NALLAXOM SCALE 1" = 10, NOVEMBER 24, 2008
f / _ NORTH SHORE SURVEY CORPORATION
! JZ,� 0� �L�1/ �,f 14 BROWN STREET - SALEM, MA
DREG. PROF. LAND SURVEYOR 978-744-4800
ATE #3203
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Contract In
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' ' 1 ( I r ;' ( ( ! ! t 1 1 1 ' 19 Palrili circle, Peabody, MA. 01960
{ i [�t1 , IITifI jl- [ ,
i t 11 PREPARED FOR
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DAN CEDERHOLM KERRY MURPHY
10% MALL STREET
ELEVATIONS I SALEM, MA
SHT, i OF 4 REAR ELEVATION JANUARY, 2009 SCALE: NOT TO SCALE
20'-4j"t 20'-4j"±
9'-9j"
2"x12" (TYP)
0 O STEP
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O _r 2"x10"
FAMILY ROOM 16" O.C. (TYP)
DN 2"x8" PT LEDGER
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LI 8"4 SONA TUBE &
24-24" 4'-0" 4"X4" PT POST (TYP) II
I 2"x12" PT I : EXISTING
STRUCTURE
STRINGER (TYP) I;• {
II
II
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1 st FLOOR PLAN 1st FLOOR FRAMING PLAN
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20'-4j"± { !
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j I REMOVE EXISTING DECk 1
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r ---- -- - - - ----- - - ------------
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OPENING TO SUIT ANDERSEN STYLE j
2817 SERIES 200 BASEMENT WINDOW
OR SIMILAR (TYP)
REMOVE EXISTING SLIDERS
4" CONC. SLAB i ..'; o AND APPROX. 2'-8" OF
1 , , EXISTING EXTERIOR WALL.
REFRAME AND ADD HEADER j
` :• i i IAS REQUIRED FOR 12' OPENING.
10"x2'-0" 1
j 10" CONCRETE
CONCRETE
FOOTING FOUNDATION WALL j ;.; I 1ST FLOOR DEMOLITION PLAN
1 i
EXISTING OPENING 1 1
S A L A L A Y K O
STEP UP j WINDOW SCHEDULE DOOR SCHEDULE contract In g
9�8-531-3113
19 Ralrbcw Circle, Peabody, MA. 01960
OMATCH EXISTING DBL HUNG WINDOW PREPARED FOR
(SIMILAR TO ANDERSEN TW2446) OA 36"x80" INSULATED STEEL DOOR
FOUNDATION PLAN O ANDERSEN STYLE TW2446-2 O 24"x80" INTERIOR DOOR DAN CEDERHOLM KERRY MURPHY
DBL HUNG WINDOW (MATCH EXISTING STYLE)
Oc 48"x80" BI-FOLD DOOR 10% MALL STREET
FOUNDATION 4 FIRST FLOOR PLANS O 30"x -INTERIOR DOOR SALEM MA
(MATCH EXISTING STYLE)
SHT. 2 OF 4 O (MATCH EXISTING" INTER
XSTR OR DYLEDOOR JANUARY, 2009 SCALE: 1/4" = 1'-0"
20'-44"t 20'-44"t
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MASTER BEDROOM
°j o 0 2"x10" ® 16" O.C. (TYP)
LO I I
LO in
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RELOCATED WIND i I EXISTING j
OW STRUCTURE
1
2nd FLOOR FRAMING PLAt
I' �I_; ( REMOVE AND RELOCATE REMOVE EXISTING WINDOW
- EXISTING WINDOW
- ---- AND REFRAME AS REQUIRED
i r — — _ BLOCK OPENING FOR NEW INTERIOR DOOR
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? _CLOSET , �.- ___ ._..___
PULL DOWN STAIRS (ABOVE) REMOVE EXISTING DOOR AND
FOR ATTIC ACCESS . ..-_ - - PORTIONS OF INTERIOR WALLS
-1 REFRAME AS REQUIRED -
� I FOR NEW HALLWAY
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2nd FL000O LACIif
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2nd FLOOR DEMOLITION PLAN
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Contract in g
Sia-531-3113
19 Rainbow Circle, Peabody, MA. 01960
PREPARED FOR
DAN CEDERHOLM KERRY MURPHY
10% MALL STREET
2nd FLOCR PLANS SALEM, MA
5HT. 3 Or- 4
JANUARY, 2009 SCALE: 1/4" = 1'-0"
CONTINUOUS
RIDGE VENT ��\ 2x12" RIDGE BOARD
APPROXIMATE SLOPE
\ 12 25 YR ASPHALT SHINGLES
9 #15 FELT
5/8 CDX
2"x8" ® 16" O.C.---/ SHEATHING
2"x6" COLLAR 2"x8" 0 16" O.C.
TIE ® 16 O.C.
R-30 BATT INSULATIO
2"x8" 0 16" O.C. 1"x3" STRAPPING
® 16" O.C. (TYP) SOFFIT VENT
1/2" BLUE BOARD W/ SKIM
VENEER OF PLASTER TYPICAL
ON ALL WALLS AND CEILINGS
0 2"x4" 0 16" O.C.
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00
R-13 BATT INSULATION
MATCH
EXISTING SIDING
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3/4" T&G SUB FLOOR
(MATCH EXIST. FLOOR)
m 4"X4" PT POST
W 1/2" CDX
SHEATHING EXIST. GRADE
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R-13 BATT INSULATION
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3/4" T&G SUB FLOOR BECK SUPPORT DETAIL
(MATCH EXIST. FLOOR)
R-30 BATT INSULATION
2"x10" ® 16" O.C. � V
as EXIST. GRADE
2"x8" PT SILL ON SILL SEAL
WITH ANCHOR BOLTS 4'-0" OC
NOTE: it 9 1 11
EXISTING ROOF TO BE REMOVED AND REPLACED,
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ROOF FRAMING PLAN 10" CONCRETE FOUNDATION WALL
a ^
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4" COCNCRETE SLAB a v
FDANCEDERHOLM
L A L A I K OC o n t r a c t I ninbow Circle, Peabody, MA. OIS&O
PREPARED FOR
4" CRUSHED STONE KERRY MURPHY10"x24" CONCRETE FOOTING `^\\ \\ \���\%\ 0% MALL STREET
FLAN, 5EGTION 4 DETAIL BUILDEG VMALL SECTION SALEM, MA
SHT. 4 OF 4 JANUARY, 2009 SCALE: NOT TO SCALE