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24 1/2 WINTER STREET - ZBA r24'-z Winter St. R-2 Ada & Donald Roberts (pet) '\ I Victor Mazzarini (owner) _1 ( i# of *Iem, assac4use##s . E ,p : $ Poarb of � ettl DECISION ON THE PETITION OF ADA h DONALD ROBERTS (PETITI0NERS) VICTOR MAZZARINI (OWNER) FOR SPECIAL PERMIT AND VARIANCE FOR 242 WINTER STREET, SALEM MAY IZ 3 03`?y A hearing on this petition'was 'held April . 3gorr 1986 with the llowing Board Members present: James Backer, Chairman; Mf�5X , Charnas, Luzinski, Strout and Associate Member Dore. Notice of the hearirlf. Kas sent to abutters and others' and notices of the hearing were properly pu lish? d in tt%oa!Zer. E--ening News in I accordance with Massachusetts General Laws Chapter 40A. Petitioners are requesting a Special Permit• and Variance to allow a Bed & Breakfast Tourist Home and a Variance from minium parking requirerents in this R-2 district. The provision of, the Salem Zoning Ordinance which is applicable to this request for a Special Permit is Section V B 10, which provides as follow: Notwithstanding anything to the contrary appearing in this Ordinance, the Board of Appeal may, in accordance with the procedure ard' conditions set forth in Section VIII F and IX D, grant Special Permit for alterations and reconstruction of non- conforming structures, and for changes, enlargement, extension or 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 rule 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 Variance which has been requested may be granted upon a findng 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 or the purpose of the Ordinance. DECISION. ON THE PETITION OF ADA & DONALD ROBERTS (PETITIONERS) VICTOR MAZZARINI (OWNER) FOR A SPECIAL PERMIT AND VARIANCE FOR 242' WINTER STREET, SALEM page two The Board of Appeal,„after careful consideration of the evidence presented and after viewing the plans, makes the. following findings of fact: 1 .This is a heav residentia y 1 area; • 2 Many neighbors were in opposition; a.. 3. Several people were in favor; 4. Parking requirements could not be met; 5. Serious problem with traffic as it exists, this would.only exacerbate the problem. On the basis of the aboee findings of fact, and on the evidence presented at the hearing, the Board of Appeal concludes as follows: 1 . The relief requested cannot be granted without substantial detriment to the public good and without nullifying or sub- stantially derogating from the intent of the district or the purpose of the Ordinance; 2. Literal enforcement of the provisions of the Ordinance would not involve substantial hardship to petitioners; Therefore, the Zoning Board of Appeal voted 4-1 (Mr. Luzinski voted in favor) against granting the petitioners the Special Permit and Variance requested. DENIED � J Peter Strout, Member Board of Appeal A COPY OF THIS DECISION HAS BEEN FILED WITH THE PLANNING BOARD AND THE CITY CLERK APPEAL FP.OIA THIS DECISION, IF ANY, SHALL BE 61ADE PURSUANT TO SECTION 17 OF THE 6'.ASS. - GENERAL LA'i:S, CHAPTER SOS. AND SHALL BE FILED 19ITHiN 20 DAYS AFTER THE DATE OF FILING GE THIS CEGS173rd IN THE C,'FF:CE CF iH>zCIJ^'S CLERK, 11. THE VARIANCE OR SPECIAL PEPS9T PUR . rT SS E!1F76. L P. r L r S n,.l F7i _ cF.:a i L L COPY C TH` iE S E ..' THt CERT- ' -. '1_I n. FILED, fic.,%T NGi li F' EE'; DR WI, IF S:- I AP,. L r RECORDED IN Thi_ 5;�0`•H ESSS.`. r.r<IC'F: ct°` A.+J IjDEvED Ui ER THE NA ;E 'E OF THE Ot" OF RECORD OR IS RECORDED AND NOTED ON THE O1Sf:ER'S CERTIFICATE OF TITLE, BOARD OF APPAL _ Chi# of "�iottlem, C assarh utts �'SRe Aire Pepartmerd �Heabquarters 48 Pfqette ' +4rcrt Joseph F. Sullivan o a1rm, Ott. 01970 Chief Date: April 29, 1986 City of Salem RE: 242 Winter Street Board of Appeal Ada & Donald Roberts One Salem Green Salem, MA 01970 Sirs: As a result of the notice received concerning the Board of Appeal hearing for the above listed name and address, the Salem Fire Department requests the following items to be placed on record: The Salem Fire Department has no objection to the granting of a Special Permit and/or Variance to allow a Bed & Breakfast Tourist Home at the above listed property. Mrs. Roberts has been in contact with this office relative to the requirements that will be necessary for compliance of automatic smoke detectors and other public safety items. Mrs. Roberts is in complete accord to making this property as safe as possible. The granting of a Special Permit and/or. Variance is recom- mended by this office. (Ttvs ect fu p4'i'YdL6Gh1V Norman P: LaPointe Fire Inspector cc: Appellant Building Inspector File Form #105 f ��y 14 , ' �. IIII`ypl IIIIIIIIII, t� f - r - - • �rs 3 H. 3 � i I / I / i 39 Phillips Road Nahant, MA. 01908 April 22, 1986 Mr. James Hacker, Chairman Board of Appeals One Salem Green 2nd Floor Salem, MA. 01970 Dear Mr. Hacker: We are writing on behalf of Ada and Donald Roberts, proprietors of the Amelia Paper Guest House --- with regard to their efforts in securing a variance to operate a "Bed & Breakfast" at 24-1/2 Winter Street, Salem, MA. We met the Roberts professionally in December of 1985 as we were arranging some affordable accommodation for the parents of our son's bride. Traveling across the country was expensive for retired people and the hotel costs in the greater Boston area would leave little for enjoying local culture. They had suggested that we investigate the opportunity for a stay at a local B&B. As a matter of fact, they were interested in the Marblehead, Beverly, Salem area --- if lodging arrangements could be secured. After calling the Boston Chamber of Commerce we were supplied with a list of telephone numbers for facilities in the afore-mentioned locations. Our son expressed to us that his new in-laws were independent and fussy. The historic appeal of Salem and close proximity of many interesting attractions were taken into account but the paramount concern would be the lodging and the congeniality of the hosts. We personally inspected four facilities and settled on the Amelia Payson House. The over-riding reason for this was the cleanliness and charm of the house and the room they would stay in. The bonus came from the delightful and helpful personality of their host family. `w 1 The people we had arranged this visit for had intended to spend three days in Salem and the balance in Boston. However, their experience with Ada and Donald was so enjoyable that they scuttled the plans for Boston and opted to extend their stay in Salem. The Roberts' acted as historians, innkeepers, advisors and caring, friendly people. BRAVO AND ACCOLADES TO ADA AND DONALD ROBERTS! We certainly hope that more travelers could have the opportunity to spend several nights in Salem with the people we refer to as the "Ambassadors" of congeniality and community pride --- Ada and Donald Roberts. We believe that by approving the Roberts' petition --- the neighborhood and the community will benefit: Thank you in advance. Sincerely, 4 -U 44 &444 �. ce and Russell Paudet _ p _ l_ A . ��-L � a� �� �- ���j�� � �`a 5� y �Y��.Ste, � �� . i ,�-_� �.,.; ` I t / \ Mr. Richard Malone Htis Arndtstrasse 2A F n 4800 Bielefeld 1 , West Germany 2z A-F yihmmim James Hacker, Chairman Salem Board of Appeals One Salem Green 2nd Floor- Salem, Ma. 01970 April 16, 1986 James Hacker, Chairman Salem Board of Appeals One Salem Green 2nd Floor Salem, Ma. 01970 Dear Mr. Hacker, I just made another trip to the states and in visiting Salem I again stayed with Ada and Don Roberts in their lovely home, The Amelia Payson House , and they told me of their exciting plans for buying a new place down the street. I wished them good luck and offered to speak on their behalf at an upcoming meeting that is planned for April 30 , 1986, but unfortunately I am having to return to West Germany sooner than I had expected and will be gone during this time. I did want to let the people of Salem know of the wonderful hospitality I have always received during my past four visit and hope to to have when I return soon. Ada and Don have made me feel very welcome and have made my stay a most enjoyable one. I also might add that my two children have enjoyed their stay and my family from New York City have been able to meet for a family reunion. My mother who is 80 yrs. old was quite pleased with the fine decor and warm atmosphere. I hope that the city of Salem realizes their good fortune to have the Roberts' as good will ambassadors for their city and I look forward to the opportunity of staying in their new Guest House when I return for my audition with the Boston Opera Company and several area symphonies. Au idersehen,llteYwoxms.—. Q/ll� Mr. Richard Malone , Opera & Concert Artist Bielefeld, West Germany 0970 Sri The Amelia Payson Places to go . . . Welcome to our Home Guest House Historic Sights to See . . . Rates A Walking Tour of Salem $45.00per night for Double Room Built in 1845 for Amelia and Edward Payson,#16 $30.00 per nigbt for Single Room * Amelia Payson Guest House Winter Street is one of Salem's fines[examples of 3 nights = $110.00 double I. Witch Museum Greek Revival Architecture. 3 nights = $75.00 single 2. Salem Common One week, 7 nights = $250.00 (double) 3 John Ward House Elegantly restored and beautifully decorated,guests 4 Andrew-Stafford House enjoy spacious accommodations located in the * Rollaway beds available ($10.00 extra) 5 GardCronen— Pi — Bentley House heart of Salem's Historic District. *Guaranteed reservations requires advance cash 6 Gardner — Pingree House 7 Essex Institute deposit A five to ten minute stroll finds downtown *Cash or Travelers Checks preferred, Credit 8 Peabody Museum shopping, historic houses and museums, or Cards subject to a 5% service charge. (Master 9 The Burying Point Pickering Wharf s waterfront dining Charge, Visa and American Express) 10 Old Town Hall I1 Salem Marketplace Whatever your choice, we encourage you to For further information and reservations, please call: 12 Pickering Wharf—Shopping, dining, explore the many things to do and see in Salem and M 617 744-8304 boat tours r 13 Salem Maritime National Historic Site its surrounding communities, and we will take 9 pleasure in making your stay relaxing, comfortable, 14 House of Seven Gables and economical. cs ' ( `xt , 15 Ye Olde Pepper Companie 'c "Oldest Candy Company in America' Rates are per room/per night with accommoda- , i� " 16 The Witch Dungeon Museum 17 Peirce-Nichols House tions for Single or Double occupancy. :. 18 Assembly House es Mansiono R A light buffet breakfast is served to help you start i( �; ,� 1�� 19 p 20 Witch House your day and provides the opportunity to share 21 Chestnut Street with guests information about our wonderful city ;. - and all its Witchcraft mystique. y"`a , 22 Pickering House Whether you are on vacation, a business trip, or just traveling through Salem, we hope that you enjoy the charm and friendly hospitality of guest house accommodations and call for reservations. HgEJ r Your Hosts, 1 " e. o..-.�.... Ada & Don Roberts 1L + f r SALEM � � Proprietors 3 r 617-744-8304 e A, IPSWICX R ROCKPORT a a n •r EXIT 1 E GLOUCESTER 0 . k,10 4 ,u . i2e G7 rf SALEM F k11 O yo Qtb � MARBLEXEAD LYNN n P Approximate mileage o a w to Belem from: Beverly,MAA 7 Q Boston,MA /6 Danvers,MA B Gloucester,MA 1B s Ipswich 11 a Newburyport,MA 21 Portsmouth,NX 57 Now York City 236 LOGAN INTERNATIONAL AIRPORT BOSTON O h d *From Boston and Logan Airport Rte. 1 N or o G The Rte.93N to Rte.128N to Rte. 114E to Salem N •From Western Massachusetts take Mass. z U Amelia Pike(Rte. 90 towards Boston) to Rte. 128N to Rte. 114E to Salem. Payson •From New Hampshire take Rte. 93S to Rte. ¢ i 128N to Rte. 114E to Salem. /1�e�� •From Maine take Rte. 9 5 S to Rte. 114E to _ /HJT Salem. - J In Salem take Rte. 107NioRte. lA(Winter House •" 'i -ti Street) , 1.- -�.W'r•~�-.tics ,i=Af};` a�+�d,`�Eeij;�,� ,r• . e. F "rw� a K, $fir x. 4 A-13 CHARLES H. ODELL'HOUSE 1987 o INTRODUCTIONS o PURPOSE OF USE AND NATURE OF OCCUPANTS o CURRENT INVOLVEMENT AND EXPERIENCE o HISTORICAL PRESERVATION & RESTORATION o IMPROVEMENTS ( ESTHETICS, STRUCTURAL, SAFETY AND FINANCIAL INVOLVEMENT) o PARKING PROPOSAL o HARDSHIP o CONCLUSION INTRODUCTIONS Ada & Donald Roberts , residents of Salem and #16 Winter Street , are here before the Board of Appeals to request a Special Permit and Parking Variance to operate an owner occupied Bed & Breakfast Guest House at #24 1/2 Winter Street , of which they have contracted to purchase . PURPOSE OF USE AND NATURE OF OCCUPANTS It is our intention to maintain and improve this single family residence as a host home with ( 5) five quest bedrooms for Salem' s visiting: o Tourists o Business Executives o Guests of Local Families and Friends o Salem State College Functions o Historians , Architects etc . We will be maintaining our residence at #24 1/2 Winter Street and hope to be very involved in acting as true ambassadors for our guests . CURRENT INVOLVEMENT AND EXPERIENCE We have been living at #16 Winter Street since January 1984 . Under guidelines set by the Building Dept . and the Licensing Dept , we have been operating a two bedroom host home as of May 31 , 1985 and have experienced great satisfaction as proprietors of the Amelia Payson Guest House. ( see last page for brochure) We have been hosts to people from all over the world and for the many reasons mentioned above. It has enabled us to restore and improve our property, and it has brought us much personal enjoyment as a jointly shared husband and wife venture. HISTORICAL PRESERVATION Built in 1887 for Charles Odell , #24 1/2 Winter Street is located within the Washington Square Historic District. With all it ' s fancy shingles , gables , dormers , bays , and varied window shapes and sizes , it is typical of the "Queen Anne" style of architecture. Its home owners have included in 1915 Edward H. Parker of Parker Brothers Games , in 1929 Dr . Ralph W. Haywood whose sister-in-law, Lillian Haywood, painted a beautiful mural on the walls of the dining room depicting Old Derby Wharf with the Customs House , the House of Seven Gables and Ropes Mansion' s Gardens. It still remains in tact and is a beautiful tribute to our History. In 1939 this house was also the home of Salem' s Rehabilitation Hospital ' s namesake , Dr. J. Robert Shaughnessy. In 1959 it was purchased by Americo H. and Gilda R. Mazzarini who have been the proud owners for 27 years . We have been in touch with the Historic Commission and are prepared to follow their guidelines as to the outside structural and color coding limits , and sign adaptation. IMPROVEMENTS We are happy to say that our use would not require any structural changes outside and except for Safety Code requirements , very little inside. Our restoration would be primarily repairs to the dwelling as it exists and of course all the esthetic trimmings . Our financial involvement after it' s purchase to repair and upgrade to City & State codes is estimated to be $50 ,000, PARKING PROPOSAL As residents of Salem, and most importantly the Winter Street area, we are not naive of the parking concerns within the city and each of it ' s neighborhoods . Its is not our intention to create any burden for our neighbors in regards to parking. We have approached this request of a variance with a clear understanding of the conditions as they exist today and we believe our proposal to parking is a viable one with little or no impact on our neighbors . We are requesting of this Board the opportunity to operate a ( 5 ) five guest room guest house . Four rooms with cars , a fifth room only when without a car . If you look to the plot plan of #24 1/2 Winter Street , page A, you can see that it is our intention to park ( 3 ) of our quest cars on the property. Given the width and length of the driveway and an already existing ( 2) two car garage , this is clearly possible . We ask for only one car to be parked on the street in front of the home . As owners of #16 Winter Street , we further propose to park our personal cars off street at this property. Spaces 1 & 2 for our cars , and spaces 3 & 4 for the tenants of #16 Winter Street . (See page B for #16 Winter Street Plot Plan. ) In regards to the fifth room without a car . Looking at the the 2nd floor plans , page D, you will see that room #5 is a single roam that will only have one occupant . It is our experience that we host many guests without cars . Because we in Salem are fortunate to have , most of the time , good public bus and train transportation, we often have visitors without vehicles. Also given that the industry standard occupancy rate is a 70% yearly average , there will be mann times that we will not be full to capacity. We are so confident in this issue that we do not feel this restriction to our variance will tie our hands or impede our business , and will allow us to offer a more modest priced room for someone traveling alone . N/F DAUPHiNEE SET i.RpD N 11•_05-54W 5-T.34 c� O ck3' —t GABA E 3 y 0.5 FRAN►E �, y rl ra r '* 241/2 pOS� ' p GRANITE 5W .5 C. 12•_p sr a- 8 5 FNDBGi '.N 1C�-36-19w 59• �wld{h �ariesl LOC W ANT ER S-GREET (public PLAN of LAND in SALEM, MASS. BY VIKING ENGINEERING INC. W i NTS R ST - tt /(. W/NTLR .ST. .J r vie i Oji vE K ST- 1 1 5 • - ^ 11-4 1 KJ pa it to ro -TIF 1 .-. CE% J4 LLT.- log I 17 1 r U�- p .. sc ti? a t K C SII I ( t Zvi T u 1 y O 4 }} 115"i�' X jIti If J: 51 C . II y11 J S I. v i' L r.. wl lv . 14 !'. �!. .' r� -'• c >n .'✓apo/''') ' '-i.• ✓EGD N O �' ' Pi.�sal HARDSHIP Given the area property values , the multi-family zoning already within the area, and the land and structure on this property, continuation of its use as a single family home would create a substantial financial hardship in trying to preserve it structurally , cosmetically and utilitarily. CONCLUSION We feel we are well prepared for the task that lies ahead and we hope to have the opportunity of creating a much needed oasis for Salem' s visitors . We are hopeful thatthe board of Appeals are as excited as we are about our proposal and can see clear to grant us a Special Permit and parkinq Variance to operate a Bed & Breakfast at #24 1/2 Winter Street . COMMUNICATION WITHIN THE NEIGHBORHOOD It has been of qreat importance to us to communicate our proposal to all the abutters of #24 1/2 Winter Street . With qreat efforts to notify all the neighbors of our intended use by letters , visitations and phone conversations , we feel we have addressed their primary concerns of a Bed & Breakfast in their neiqhborhood. We in turn have have had the opportunity to meet some very fine lonq and short term residents of Winter Street who take pride . in their homes and in Salem. The Amelia Payson April ° , 19BG Guest House Dear Neighbor , Very shortly you will be receiving notification from the the Salem Board of Appeals of an upcoming meeting to discuss the request of my husband' s and mine for a special permit as we endeavor to purchase and operate a owner occupied Bed & Breakfast Guest House at #24 1 /2 Winter Street , Gilda & Victor Mazzarini ' s home . As residents of Winter Street . #16 , we would like to take this opportunity not only to introduce ourselves , but to share with you of our experience with our current Host Home , and to welcome and address any concerns you may have about the operation of a Bed & Breakfast at #24 lit Winter Street . We are sure you will agree that Salem offers very few alternatives to the accommodations needs of our tourists , business executives , visiting family members , historians , architects , etc . , and that Salem spends thousands of dollars each year to attract these visitors by day, only to send them elsewhere at night . It has been our experience as a host home for a few of these visitors that they would rather stay in Salem, be patrons of our restaurants and retail shops , and that an increasingly number of them would prefer to stay in a Bed & Breakfast atmoshere. If you have ever stayed abroad at a Bed & Breakfast you will be able to relate to this fairly new and positive concept as a welcomed accommodation alternative. That it usually comes as a welcomed new use of a home and has made it possible for so many of our older homes to be restored, maintained and enjoyed. . . . It is this reason especially that Gilda and Victor are very thrilled with our proposal for the use of their home, of 27 years . They are very proud of their home ' s unique architectural style and want to see it shared with those who also appreciate it as one of Salem' s most admired Historic Homes . 16 Winter Street Salem, Massachusetts 01970 (617) 744-8304 We have enclosed a copy of our current host home brochure for your inspection. If you are not familiar with our home or the Bed <, Breakfast concept this will cgive you a better understanding of what we have planned for the Mazzarini residence . Of course we encourage all our neiqhbors to be curious and interested in our proposal and we are hopeful that many will stop by for a visit . We are excited about our future plans and we plan to be available to answer any questions you may have. The Mazzarini ' s truly believe that our proposal would better serve the residences of Winter Street and are behind us whole heartedly. We hope we can count on your support as well . Sincerely yours , Ada & Donald Roberts lb Winter Street Salem, Ma. 01970 c . c . Kevin Harvey Ward 2 Councilman N/F DA�PNINEE SET TROD N 11°_p5-54w 2 - ' GARAGE 3 STORY �, (n Fn ZO P N24 m. FNp S•8• 241/2 D AN1TEPpST o FN GROp' 45W 4.7 4,146-0T 5Q'FT. N 12- � 9w` 59.85 FNpBGIRAW OCKN 1cf-3fi-1VOCIeS Width � TER STREET lPublic W 1N PLAN Of LAND in SALEM , MASS. BY VIKING ENGINEERING INC. 9 GLIDDEN STREET BEVERLY, MASS. 01915 FEBRUARY 25,1986 . 0 10 20f 40 60 SCALE Ili 20 1 CERTIFY THAT THE PROPERTY LINES SHOWN ON THIS PLAN ARE THE LINES DIVIDING EXISTING OWNERSHIPS, AND - THE LINES OF STREETS AND WAYS SHOWN ARE THOSE OF PUBLIC OR PRIVATE STREETS OR WAYS ALREADY ESTABLISHED, AND NO NEW LINES FOR DIVISION OF EXISTING OWNERSHIPS OR FOR NEW WAYS ARE SHOWN. I FURTHER CERTIFY THAT THIS PLAN HAS BEEN PREPARED IN CONFORMITY WITH THE RULES AND REGULA— TIONS OF THE REGISTERS OF DEEDS . �~ r w Pali t� C�. w+�a FEBRUARY 25 1986