24 WARD STREET - ZBA 24 Ward St. R-3
Salem Harber Community %
Developement Corpl (pet)
Marcelo Cabrera (owner)
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PETITION OF SALEM HARBOR COI�24UNITY DEVELOPMENT CORP. (PETITIONER) ,
MARCELLA & GLORIA CABRERA (OWNERS) , FOR VARIANCES FOR 24 WARD ST.
A hearing on this petition was held January .l5, 1986 with the follow' g B rd
Members present: Ed Luzinski, Acting Secretary; Messrs. , Charna ,A)$ ca Q2 PM Apr
LaBrecque. Notice of the hearing was sent to abutters and otherRnotices of 00.
the hearing were properly published in the Salem Evening News in rdance with
Massachusetts General Laws Chapter 40A. CITY ; .;FN
_.MA j;S.
Petitioner requests Variances from density and parking requirements to allow a
two family dwelling in this R-3 district, as shown on a plan submitted to the
Board. Marcella and Gloria Cabrera are owners of the premises.
The Variance which has 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 petitioner; 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..
The Board of Appeal, after hearing the evidence presented at the hearing, makes
the following findings of fact:
1 . The premises is a very small lot in a residential area;
2. The premises has no on-site parking;
r
3. Without the requested Variances, there is-no financially viable use
which can be made of the premises;
4. Petitioners proposed use of the premises, as a means of increasing low
income home ownership in .the neighborhood, would be a substantial
benefit to theneighborhood and to the City of Salem as a whole.
On the basis of the above findings of fact, and on the evidence presented at the
hearing, the Board of Appeal concludes as follows:
1 . Special conditions exist which especially affect this property but do
not generally affect other lands, buildings and structures in the
same district;
2. Literal enforcement of the Ordinance would involve substantial hardship
to the petitioner; and
I
DECISION ON THE PETITION OF SALEM HARBOR COMMUNITY DEVELOPMENT
CORP. (PETITIONER) , MARCELLA & GLORIA CABRERA (OWNERS) FOR A
VARIANCE FOR 24 WARD ST. , SALEM
page two
3. The relief requested may be granted without substantial detriment to
the public good or without nullifying or substantially derogating from
the intent of the district or the purpose of the Ordinance. -
Therefore, the Zoning Board of Appeal voted unanimously, 4-0, to grant the relief
requested, provided that:
1 . Each of the two proposed units be owner occupied; e
2. A Certificate of Occupancy be obtained.
VARIANCES GRANTED
Scott E. Charnas, Secretary •
A COPY OF THIS DECISION HAS BEEN' FILED WITH THE PLANNING BOARD AND THE CITY CLERK
AFPEAL FROM. THIS DECISION; IF ANY, SHALL BE AS.AnE PURSLAtIT TO SECTION 17 OF TN.E MAS".
GENERAL LA41S, CHF.PTEP. EOS, AGD SHALL BE FILED PJ-THIN 20 DAYS AFTER THE DATE OF FILING
OF THIS DECISION IN THE OFFICE OF THE CITY CUP. . c :ryAL PEC,.,IT
iJ NeCg CER:RS; l;Y�s CuAerEG SOS SECTMN 11. THE VAUA CE 0 ' Jr r`.;;i.
Com.=;l.0 HEF.EI V, SI1LL GJi T, E £FF E:I cC^ 'L,'PELC SEUrAND�NO, *F`AL CH, 1G.t". F!LED.
i,�A1L� OF 11E onY LM:1 T_ 20 rnY.. h- _
Ti IF SUCH AN AP°Fi;iEP THE' c Ec°" Fit£, THAT IT Hoc E °" OI S- I O C°, IS
AND
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OF LRECORDIORT S RECOsl, IRDED CIS—,SANDR NOTED,ONFTHEcOYINER'SI CERTIFICATE OF TTLE,AI E CF THE C '-
BOARD OF APPEAL
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SALEM HARBOR COMMUNITY DEVELOPMENT CORPORATION
50 Leavitt Street P.O. Box s
Salem, Massachus,#tts 01970 617-745-4961
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24 WARD STREET
HOMEOWNERSHIP FOR TWO FAMILIES
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What is the SHCDC HOUSING JOBS
The SHCDC is a non-profit, neigh- With the help of the City of Another major goal of the Salem..,
borhood organization with a mem- Salem and local banks, the SHCDC Harbor CDC is to create more jobs
bership of almost 200 people. was able to purchase a three fam- for local residents by helping dgg `.gym
Residents of the Ward 5 area in ily absentee-owned home on Palmer existing businesses to expand
Salem formed the SHCDC in 1979 Street. The SHCDC hired a local and by starting new businesses.
because of our concern that our contractor to do the $7,000 worth - Because we are a community-based
neighborhood and homes were be- of rehabilitation and then sold non-profit organization, the
ing threatened by outside forces. the house with a low interest, SHCDC is able to receive funds
MHFA mortgage to a long-term res- from special State economic de-
ident couple of the neighborhood. velopment banks. _
In January 1981, after months of
planning and negotiations, the Since the middle of 1980, we have
SHCDC bought three apartment been working with two local bus- Community Affairs
buildings on Peabody Street with inessmen who have developed a
a total of 15 apartments. Thanks way to tan fish skins. We have
to the Salem Savings Bank and the submitted- a $450,000 business The SALEM HARBOR COMMUNITY
Salem Five Cents Savings Bank, loan proposal to the State of DEVELOPMENT CORPORATION strongly
this year we will spend approx- Massachusetts to establish a tan- _ believes that the key to turning
imately $100,000 to fix up the ning business that will create around our community is getting -
apartments. All of the tenants 15725 new jobs the first year. people more involved in and com-
will receive Section 8 rent sub- This is quite a feat considering mitted to their neighborhood,
sidies, which mean that no one that, on the average,. it costs No single group alone can make
Our goal is to build up the neigh- will have to pay more than 25% approximately $40,000 to create this happen but the SHCDC has
borhood for existing residents - of their income for rent. one manufacturing job. tried to help in several ways.
by encouragi.n; neighborhood home -
- ownership and by creating more In addition, the SHCDC is work- We have been active in develop-
jobs for local people. We are 0,,01ti ing with an electrical contractor ing the Ward Five community cen-
ter at 34 Prince Street where our
interested inmaking- the commun- who wants to expand his business
ity a better place to live for and train workers to be skilled office is located. As part of
the people who live here now. electricians. We are also plan- our efforts to provide the oppor-
We don't want to see buildings ning a small business loan fund tunity for people to help them-
abandoned or run down because of - ` a- that will provide badly needed selves, we are working with the -
absentee landlords and we don't money for local businesses. Salem Planning Dept. to set up
want to see our homes turned into - a child care center. Since there
fancy condominiums. are many single parent households-
in our neighborhood, good child
In order to make our dream's into The Salem Harbor CDC does not - care is an absolute necessity
reality, the Salem Harbor Com plan to stop there. We have al- - for people. interested in re-en-
munity Development Corporation ready obtained money for rehabili- tering-the job market.. .
works in three different areas: tation and rent subsidies and are
housing, job and community of , negotiating to buy other buildings ; The SHCDC has also sponsored
fairs. What follows is a des- in the neighborhood. The SHCDC - �� v dances, informational meetings
0 1
cription of what we have accom- wants to see all area residents - and other social gatherings that
plished to date and what we living in safe, decent and afford- G- ---- � encourage people to come out and
want to do .in the future. able housing. _ get to know each other.
J V V W J
lf� H O H
1 9 C J , a
Who runs the SHCDC 3 ° 3
M (D
e` so
O tt H
The Board of Directors, elected ` 1 n
by the CDC membership, makes o n
decisions about the goals and
activities of the SHCDC. In the
1980 election 60% of our members
voted. This is a higher percent-
age than voted in the Presidential
election! The Board of Directors _
has set up four committee to help
run the organization. They are: /+
Housing, Business Development, What Can I O /'
Community Affairs and Planning
and Administration (which over-
sees the internal workings of the If you are interested in the
SHCDC and charts action plans different issues that the SHCDC y
for the future). Any interested is involved in, you can join -
CDC member can join these com- one of our committees. Everyone
mittees. can help in some way. A very
important way is to spread the -
word about the SHCDC and help to
involve more community members.
If you are willing to sponsor O
MEMBERSHIP a coffee "get-together" in your _
home or if you belong to a social
club, church group, civic group,
or union that is interested in
Any person 18 years of age or learning more about the SHCDC,
older who lives or works in Ward we will gladly send representa-
5 can become a member of the tives from our organization .to -
Salem Harbor CDC. All it takes speak to you or your group.
is an interest in the future ofSale m - Harbor
your community and an annual. If you or your business can make
membership fee of $1 .00. Our a contribution to the SALEM HARBOR
strength lies in neighborhood COMMUNITY DEVELOPMENT CORPORATION, - Community
people working together, not in it would help to pay for the many
powerful connections or Big expenses involved inrunninga /
Money. The more people involved community development program. - Development _
in the SHCDC, the more we can We need your involvement more
become a positive force. - than anything else. The more /
people we have working- together, Corporation
the more we can accomplish for
ourselves! - /
THE SALEM MASS EVENING NEWS F$Ippy AU,GUST2 1Q_ J
..:k'6nute+ &L.i;,;b,.u�„Ai,. '' dLUSI.'ytiu`i' '
oant CI)C
qirded
26500r
r
SALEM The Salem Harbor
r Commuuity:.Development Cor
ppoorration has'been<.awarded a'"
i26,S0o grant from ¢he Massa-
chusetts Executive. Office of
and'Development,
``j the group announced , a
The grant will enable the cor.E
poration, located at the Point'
r. Neighborhood Community Sery`
ices Center, 50 Leavitt-,St.,Ao
i; continue its work'in housing.and;
economic development in .the
y Aoint and other'targeted areas,
•11:+ including Ward 1. Precinct 2,'
and Ward 2,Preciµct 2
°J .The funds will be used ttoo pay
`ithe salaries of the SHCDC staff,
Director.John Hixon said, which
.includes himself and economic R
P.development intern Margaret
*Gibson' The group also hopes to
hire a Lousing coordinator in ;
September.
.ri IA non-profit organisation,'
"BHCDC'offers low-cost loans for
' renovation of low-income homes,
�11Ar construction of.moderate-in- '
me-homes. It also provides
ANloans to.small businesses `
"a"The;board previoudy'conceh•
t . •�trated solely, on the Point but
recently voted to extend its,
staervicea W the owntown
h1,ft'}ad ._...„•..4.Kr...r..r::rtm ,+. ...-.,�., ti':
{ s THE SALEM, MASS., EVENING'NEWS TUESDAY, MARCH 17, 1981 3
1 - I
sale =1.4'_.': :........ ..... .
$ 100,0®0
rehab job
planned
i By JO LENNO% `
News staff
SALEM — City officials
',i and bankers took a
tO "before" tour Tuesday
morning of three recently-.
acquired buildings owned.
by the Salem Harbor. + j
Community Development i
Corporation, in line for,a
$100,000 rehabilitation.
a In conjunction with the
city'-s: federal Urban
Development Action Grant 1
a program the: :Salem _
yy Harbor'CDC plans x to
4 refurbish X15 units 4on ell-
Peabody Street most cath Y
health and` safety_ cods
vtolahonsby September
1. ofthis-year
According,
Joyce director of the local ,
j corporatign ttig;'agency
has its work cutout. Joyce
said, since the buildings ' ;
were acquired at the end of ' ^
__ - ..Januaryone building
alone -has yeilded seven'
three-quarter -ton .
truckloads of rubbish, `
which had to be taken w
away before any work on nl
I the building could be
considered. One of three buildings targeted for rehabilitation on Peabody Street
i Another building, .he
said;was thought to have a percent of their incomes, All buildings will require d i s t r.e s s e d P o i n t
dirt flo until the garbage the rest being subsidized. extensive renovation, neighorhood.
and debris in it was hauled The Section .8 subsidies Joyce said. The CDC's goals include
away. wi11 be for 15 years. They were most recently allowing low .and middle
Now that the "dump Tuesday, Mayor Jean owned by Mary Jennings, income residents of the
runs" have just about Levesque, Building In- director of the Salem Red Point to remain and not be
ended with the help of Spector Robert Gauthier, Cross,before the CDC took priced out during the city's
CETA personnel, the CDC Health Agent Robert E. them over. $1.3 million rehabilitation
plans to hire a construction Blenkhorn, UDAG staff, The Salem Harbor, through the UDAG grant.
j supervisor next week, and Salem Planning Depart-
begin actual work. ment staffers, and several Community Development The agency has a board
Once completed, all 15 bankers from Salem took Corporation was , in- consisting of local
units will carry a federal the walking tour in and out corporatedin May,1979,to residents, and eventually
Section.8 subsidy, which of the three buildings, led promote and develop plans to rehabilitate 33
allows the building's by Joyce and CDCProiects "social and economic units of housing in the
' tenants to live for 25 Coordinator Sara Carr. viability of the largely- Point.
SALEM HARBOR COMMUNITY DEVELOPMENT CORPORATION
50 Leavitt Street P.O. Box 8
Salem, Massachusetts 01970 617-745-4961
S cm Aim
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OlglLil� l�l --
rrdevelo
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The building in question was The developers have secured
purchased by the city for$80,000 a commitment from the
At several years ago withfederal Shawmut Merchants Bank for a
funds awarded the city, for the loan to cover most of these
-- repairs and other costs .
rehabilitation of the Point area associated with the develop-
between Congress and Lafayette ment. They also are hoping to ..
streets. Originally designated as receive an $8,000 energy con-
the site of a community center servation grant.
An aging apartment' and temporary housing facility,
building left behind in according to City Planner W. BY charging an estimated$516
Salem's Point Neighborhood Gregory Senko,the building was Per month for these apartments,
Urban Development Action j declared surplus after an the prospectus stated, the SH-
Grant program is being ; alternate site was found for the CDC can maintain the cash flow
sought by a non-profit community center at Palmer necessary to pay off the loans W
development grasp.Page 1L Cove. from both the city and Shawmut
_ Merchants, as well as maintain F
The Salem Harbor Com- the building. Those par- Q
Imunity Development Corp. has ticipating in the Section 8
Proposed to pay $90,000 for the Program will pay a maximum of
Property. However, instead of 30 percent of the income for p
paying -cash, the SHCDC is rent,leaving the Salem Housing a
BYNEISONBENPON asking. that it be allowed to
Authority to pick up the dif-
NewsStaff I spread.'the'payment, without
interest,over 15 years. Organized in 1979, the SHCDC I
menti buil in . which An aging app entered the housing field that
3
ding:which was left The proposal has been en- year with the purchase of a
behind in the city's ambitiousdorsed by the Planning three-family house on Palmer z
Point Neighborhood Urban I Department and Mayor Jean A. Street. In 1981, using a com- V
Development Action Grant Levesque.And earlier this week z
program is bination of UDAG money, I
being sought by a- it received a favorable report conventional loans and Section 8 z
non-profit development group. from the City Council's Com- rental subsidies, the agency >
The Salem Harbor Com- munity Development Com- purchased three brick apart- w
munity Development Corp, is mittee.
ment buildings on Peabody
asking-the-citj to-grant_i . The proposal will come before Street which it rehabilitated and a
mortgage for the purchase of the` ! the full council tonight
building at 34 Prince:St. in the Accordin to the SHCDC continues to manage.
Point neighborhood It would- g Presenting the latest proposal w
Prospectus, they have engaged to the council were SHCDC
rehabilitate the;vacant .struc -�
tore and. install Cis Addition of Danvers to do executive director Thomas a
eight .apart- an estimated $160,000 worth of Joyce and 'housing coordinator
menu, seven of which.would be repairs to the building. These
occupied by arsons eligible for. include re-pointing of the brick- Donald J. Borchelt They told' F
the Salem Housing Authority's work, porch repair, installation the councilors that the building;
Section >1 rental subsidy. of new doors and storm win which has been vacant for about'
program. doves; exterior painting, a year, is deteriorating at a
------ p ting, repairs rapid rate.
to the ceilings, walls and floors,
installation of new kitchen
facilities, and the refurbishing
of the electrical, plumbing and
heating systems.
1 i, d t,3 e ,
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F '
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.5, ,j ,,Mfyasunity.Development,Pinan a Cor po atinn -
�We✓-:::,. r.ld Naifi'✓ 26 SA hJ�L{c;? w�wTa,.ff. P.�,..,,.6c�..nom'
June, 1984 �,
a
New 'Housing in ~Salem ; Harbork•;
The freshly renovated'apartments at i sources, ;Salem Harbor"CDC has'-been''
34 Prince.Street in Salem will soon:be ,_ ` able to. preserve and rehabilitate.;eight
..the home,for eight Local, low income large family units The CDC will own and T
t families. The vacant and deteriorating manage the property.
""building will no longer be an eyesore or 'The CDFC loan was small,`butrwasrl '
;a blighting', influence on the Point critical during the development stage to 11
neighborhood. t ,,_ ;i:� ?; cover closing and.development costs, ,
tt: 'The building was owned by-the city '' "stated Thomas Joyce..."We had a lot ofr
for three years,but no feasible plan had support to make this protect successful
been put together by either the city,or The City Council and the Shawmut"
r private developers,". ,stated Thomas Nerchants .Bank were both'.,very
fjoyce, executive director of the Salem 4 helpful." C, 45
.Harbor Community Development Cor .j,Construction of the.protect began in
>,poratlom(CDC) ' early January.The 34 Prince StreetApart
With financing fromf. CDFC, the ments will be ready for tenants by,june�',
Shawmut Merchants Bank and Section ' °
1984
8 .rental Sybsldies as well. as. .�other�,'n'.
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OF- Immaculate Conception Parish
(Old St. Mary's est. 1826)
30 Union Street
Salem, Massachusetts 01970
14 January 1986
Board of Appeals
City of Salem
One Salem Green
Salem, MA 01970
Gentlemen:
Although I am unable to be present during your
deliberations this evening I am proud to support the project of
the Salem Harbor Community Development Corporation (SHCDC) to
make 14 Ward Street a two family residence .
_The parish of the Immaculate Conception is located in
SHCDC' s newly-expanded target area. I am an elected member of the
SHCDC Board of Directors and I am working with this community-
based organization' in order to meet the housing needs of low and
moderate income Salem residents .
I urge you to support the conversion of 14 Ward Street
into decent affordable houing for two more Salem families .
Sincerely ,
Reverend Frederick L. Guthrie
Pastor
j
We, the undersigned, support the project to make 24 Ward Street
into a two-family house .
� NAME ADDRESS
3 0 �.
`y�
s�--
Nosotros, los abajo, firmantes, apoyamos el proyecto de hacer
la propiedad de 24 Ward Street una casa de dos viviendas .
NOMBRE DIRBCCION
1 a
I�'� e `t Lf
We, the undersigned, support the project to make 24 Ward
Street into a two-family house .
NAME' ADDRESS
17
dc� c3
t