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12 PUTMAN STREET - ZBA a �I f I � � Legal Nonce CITY OF SALEM l BOARD OF APPEAL 978-745.9595,Ext 381 Will hold a public hearing for all per- sons interested in the petition submit- ted by George Van Cott seeking to vary the design approved previously in May of 2005 for the property located at 12 PUTNAM STREET R-2.Said'hearing F Will be held on Wednesday,JUNE 21, I 2006, AT 6:30 P.M., 120 WASHING- TON STREET, 3RD FLOOR,.ROOM t 313. f Nina Cohen,Chairman SN—6f7,6114/06 III j '0 CITY OF SALEM, MASSACHUSETTS • BOARD OR APPEAL 120 WAS111NOTON STREET, 3RD FLOOD SALEM. MASSACHUSETTS 01970 TELE►H011ti 979.719-959S FAX: 979-740.9946 July 25, 2006 Decision Petition of George Van Cott requesting a variance to number of stories and a CnOF : change in the approved design of the property located at rn 12 Putnam Street, NRCC District N City of Salem Zoning Board of Appeals _ o� -nrn A public hearing on the above petition was opened on July 19, 2006 pursuant to Masse m 3 General Law Ch. 40A, Sec. 11, the following Zoning Board members being present: Nitta v Cohen, Annie Harris, Richard Dionne, Robin Stein and Steve Pinto. iv The petitioner George Van Cott is requesting a variance pursuant to section 9-5 to allow for amendment of a previously approved site project located at 12 Putnam Street, Salem, MA to allow for a change in the number of stories from three (3) to Four(4), and to change the design of the previously approved structure located in the Two-Family (R-2) zoning district. The petitioner is requesting a variance from maximum number of stories required in the City of Salem Zoning Ordinance which is two and one-half(2 '/z) in the R-2 district, and having previously obtained a variance to build up to three (3) stories, is now proposing to build up to four(4) stories. The petitioner is also proposing a design change to the previously approved plans. The Board of Appeals, 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. The property at 12 Putnam Street is within the Two-Family(R-2) zoning district. 2. The petitioner proposes to construct a four-story multi-family residential structure with attached, first-level garages. There would be a total of four residential units in the structure. 3. Four parking spaces will move from their exterior locations to the interior garages. 4. The dwelling units are each approximately 1,200 sq. ft. in size, excluding the garage space. ii 5. Nine (9) members of the public spoke in opposition to this petition. 6. Two (2) members of the public spoke in favor of this petition. On the basis of the above findings of fact, including all evidence presented at the public hearing, including, but not limited to, the Petition and detailed plans, the Zoning Board of Appeals concludes as follows: 1. The petitioner may construct the structure per the amended plans within in the R-2 district. 2. The petitioner's request for an increase in the number of stories does not constitute a substantial detriment to the public good. 3. The proposed amendment does not nullify or substantially derogate from the intent or purpose of the 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 (Cohen, Dionne, Hams, Pinto, Stein) and none (0) opposed, to grant the request for a variance and amend the previous decisions of April 20, 2005 and May 10, 2005 to allow construction per the plans drawn by David Jaquith dated April 19, 2006, subject to the following terms, conditions, and safeguards: 1. The developer shall change the roof pitch from a 10/12 pitch to a 9/12 pitch. 2. The developer shall lower the entire site by three (3) feet. 3. The developer shall limit the amount of bedrooms per unit to two (2). 4. Petitioner shall comply with all city and state statutes, ordinances, codes and regulations. 5. All construction shall be done as per the plans and dimensions submitted to and approved by the Building Commissioner. 6. All requirements of the Salem Fire Department relative to smoke and fire safety shall be strictly adhered to. 7. Petitioner shall obtain a building permit prior to beginning any construction. 8. A Certificate of Occupancy is to be obtained. 4r 9. Petitioner shall obtain street numbering from the City of Salem Assessor's Office and shall display said number so as to be visible from the street. 10. Petitioner is to obtain approval from any City Board or Commission having jurisdiction including, but not limited to, the Planning Board. Steven Pinto 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 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 and 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 owner's Certificate of Title. CITY OF SALEM, MASSACHUSETTS BOARD OF APPEAL 120 WASHINGTON STREET, 3RD FLOOR j SALEM, MASSACHUSETTS 01970 0 - STANLEY J. USOVICZ, JR. TELEPHONE: 978-745-9595 MAYOR FAX: 978-740-9848 S �, t 7 1 D DECISION OF THE PETITION OF GEORGE VANCOTT, TRUSTEE REQUESTING v( A SPECIAL PERMIT AND A VARIANCE FOR THE PROPERTY LOCATED AT 69 BOSTON STREET R-2 A hearing on this petition was held on April 20,2005 with the following Board Members present: Nina Cohen, Chairman,Richard Dionne, Bonnie Belair,Nicholas Helides and Edward Moriarty. Notice of the hearing was sent to abutters and others and notices of the hearing were properly published in the Salem Evening New in accordance with Massachusetts General Laws Chapter 40A. Petitioner is requesting a Variance from lot width, lot size,number of stories, side yard setback, front yard setback and use restrictions to subdivide the lot and construct a four- family residential building for the property located at 69 Boston Street R-2 The provisions of the Salem Zoning Ordinance which is applicable to the request for a Special Permit is Section 5-3 0),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 Permit 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 terns,this Board is,when reviewing Special Permit request may be granted upon a fording 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. DECISION OF THE PETITION OF GEORGE VAN COTT, TRUSTEE REQUESTING A SPECIAL PERMIT AND A VARIANCE FOR THE PROPERTY LOCATED AT 69 BOSTON STREET R-2 page two 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 of the Ordinance. The Board of Appeal, after careful consideration of the evidence presented, and after reviewing the plans makes the following findings of fact: 1. Petitioner, through his attorney John Keilty Esq. of 40 Lowell Street, Peabody seeks variances to subdivide a 12,000 sq. ft. residential property at 69 Boston Street. The purpose of the subdivision is to develop a four-unit condominium on a portion of the lot and convey the remainder to a local preservation group, Historic Salem Inc. to allow the group to undertake restoration of an existing histories house at its own expense. 2. Historic Salem Inc. (HSI) identified the residence at 69 Boston Street, known as the Pope house, as an endangered property in 2003. It was build around 1740 and occupied by members of Salem's Quaker community. In recent years the structure was neglected. A report on the present condition of the Pope house prepared for HSI by John Wathne of Structures North Consulting Engineers concludes that the house is salvageable and is a contextually significant structure that could continue to serve as a residence with proper repairs and weather protection. 3. Dimensional variances are requested for both lots. The proposed four-unit residential condominium requires a five-foot variance from front setback on the Putnam Street property line and a three feet variance from side setback on the eastern property line. The proposed subdivision also requires lot size and lot width variances for both lots. The Putnam St. parcel, Parcel 2, would be 7804 sq. ft in area with a lot width of 64 ft, and the Boston St. parcel, Parcel 1, would be 4205 sq. to. In area with a lot width of 70 feet. 4. Petitioner also seeks a variance to allow the condominium to be three stories tall. Because there is no vehicular access from Boston Street both properties will be entered from Putnam Street. 5. Finally, petitioner needs a variance pursuant to Art. IX, Section 9-5 (a) to enable him to develop 4 residential units in an R-2 district. As grounds for the variance, petitioner contends that the preservation of the historic structure requires development of the adjacent lot. DECISION OF THE PETITION OF GEORGE VAN COTT,TRUSTEE REQUESTING A VARIANCE AND SPECIAL PERMIT FOR THE PROPERTY LOCATED AT 69 BOSTON STREET R-2 page three 6. Petitioner submitted a parking plan for the residential units on both lots. Under Petitioner's plan, six spaces belong to the condominium residents and two are deeded to the Pope House residents. A parking easement and a historic preservation restriction pursuant to M.G.L. c 184 will be conveyed to HIS along Parcel 1. Petitioner further agreed to make a donation to HSI of$15,000 towards the restoration project, to be delivered at the closing and prior to the issuance of a building permit. 7. In order to develop the property, petitioner will reconstruct a concrete masonry retaining wall along the dividing line between Parcels 1 & 2, not exceeding four feet in height, which will have a visible course of brick for its entire length and height. Petitioner agreed to build a staircase to allow access from Parcel 1 to Parcel 2, so the Pope House residents can access the parking area. 8. The project has the support of the Ward 4 neighborhood association and of several neighbors, who signed a petition. In consideration of the neighbor's wishes, petitioner agreed to impose a residential requirement upon the owners of the four condominium units, which will be memorialized in the condominium operating agreement and communicated to every prospective buyer. 9. Petitioner also agreed to review drainage conditions on the site with the Planning Board and the City Engineer and to install storm water runoff measures to ensure that water runoff from the condominium on Parcel 2 flows towards Putman St. and is collected in a City catch basin, or whatever other arrangement may be required by the City Board or official with jurisdiction over such matters. 10. On or about April 21, 2005, petitioner executed an agreement with the representatives of HSI, which is incorporated by reference herein. In furtherance of the goal of preserving the Pope house on Parcel 1 and in accordance with the terms of the agreement, petitioner aggress immediately to secure the Pope house against further weather damage by installing a temporary roof. The Petitioner's failure to install a sufficient temporary roof or to complete any one of the conditions set forth above or any conditions set out in the agreement with HSI will constitute failure to fulfill the conditions under which this variance is granted. On the basis of the above findings of fact, and on the evidence presented at the hearing the Zoning Board of Appeal concludes as follows: 1. Special conditions do exist which especially affect the subject property but not the district in general. DECISION OF THE PETITION OF GEORGE VAN COTT,TRUSTEE REQUESTING A VARIANCE AND SPECIAL PERMIT FOR THE PORPERTY LOCATED AT 69 BOSTON STREET R-2 page four 2. Literal enforcement of the provisions of the Ordinance would involve substantial hardship on the petitioner. 3. Literal enforcement of the provisions of the Ordinance would involve substantial hardship on the petitioner. 4. The relief requested can 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. 5. 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, 5 in favor and 0 in opposition to grant the relief requested with the following conditions. I. 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. 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 shall be obtained. 6. Petitioner shall obtain proper street numbering from the City's Assessor's Office and display said numbers as to be visible from the street. 7. Petitioner shall obtain approval from any City Board's or Commission having Jurisdiction, but not limited to the Planning Board. 8. Petitioner shall comply with the Purchase and Sales Agreement. 9. Petitioner shall convey $15,000 to Historic Salem Inc. at the point of sale. 10. Condominium on Parcel 2 shall be owner occupied and written into the condo Documents. I 1 Petitioner shall prepare storm water runoff plan with the City's Engineering Department and Planning Board. 12 Petitioner shall install rolled roofing to replace blue plastic tarp subject to approval from John Warne, Structural Engineer 13. Petitioner shall create a solid retaining wall faced inbrick. / VARIANCE & SPECIAL PERMIT Nina ohen, GRANTED APRIL 20, 2005 Board of Appea 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 or the owner of record or is recorded and noted on the owner's Certificate of Title. Board of Appeal SMH AI 31.65' / '^^...r.... 1-3Y95' 5.J> 0,71 DMH r , PUTNAM STREET 0 ____________ _ -'"05.62 1 - _----___ 45 55 42..91 _ - J 1 NEW IT; 4.71,/ .r 12, m CONO I IYM �. i 111LyJ I - I I I r r I r I irve lai Al - r b SURETTE 9lW.Y.Uq]NIY.M. �WEL�tlSIWR" ,- ___ _—___—_ g .B.92, E.Eom i P 'i Lal 201 ` r I I^ RL A,ROBERTS ECU-�q r..�. {/ r-- a I♦{, 'I m Rs \12.00' �* ':' 'i AMCAa -l- BET 1 _ _ 1 � i 39,50 1 i1 r I •I I , PARCEL 2 ' I `- 7604 SF r r • r ♦ Vh ```� �_ -- - r 1 31.76 r 2. - i 9.59 16i 39B fm f� PARCEL 1.- EXISTING { HOUSE 4205 SF m xnuw,].6 xlar¢ralx,l ; $F i I >.Ji 1pB5 m ' F001PW i ♦ I • , - r (t 1 20 24.93 p� S 3� ++ ET2N1 LMareb -- Ltivvelk SET 36.41 ET we•uww,•v — 6 �,__ g�EN[HMpgNy__ H BOSTON STREET fM.1M u-zp• w RESIDEN�AL DENSI�REG��TIONS R-2DENSI�REGU�TIONS R-2 SITE PLAN MINS OTA WP UNR(SQUARE FEST) 175 MINIMUM LOT WDTH (FEET) 106 MINIMUM LOT COVERAGE BY AL BUILDINGS(PMlffl 35 MINIMUM DEPTH OF FRONT YARD (FEES 15 MINIMUM WIDTH OF SDE YARD (FEET) 10 MINIMUM DEPTH OF RFAR YARD 9P 90 MAXIMUM HOW OF BEADINGS (FEET) 35 MAXIMUM HE GKF OF BUIDINGS (STORK 2 W MA)OMUM NEW OF FENCEG90UNOM WALLS (FEET) 6 MINIMUM DISTANCE BETWEEN BUDNGS ON {DT(FEEI) 30 69 BOSTON STREET, SALEM MASSACHUSETTS GEORGE VAN COTT OWNER GUNDERSEN ASSOCIATES, ARCHITECTS 16 MARCH 2005 i „.�., - ” ,•, ,. tet, g '� � MW �T.• »y � ..,, t y+�.. 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