13 COUSIN STREET - ZBA (3) 13 COUSINS STREET
POLISH FALCONS BLIIC .
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LegaLNotice
CITY OF SALEM
BOARD OF APPEAL
y 978.745-9595,Ext.381 i
n will hold a public hearing for all per-
, sons interested in the petition submit-
n ted by POLISH FALCONS CLUB re-
questing a Special Permit for use per
d section 9-4 and 5-3 of Salem Zoning
it Ordinance to allow existing Social
1, Club to be converted to 5 residential
e units for the property located at 13 ,
i, COUSINS STREET R-2. Said hearing I
it will be held on WEDNESDAY,MARCH
19,2003 at 6:30 p.m,120 WASHING-I j
TON STREET, 3rd FLOOR, ROOM,
( 313.
I Nina Cohen,Chairman
(315,12)
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�coanir CITY OF SALEM, MASSACHUS91TT$F SALEM. MA
BOARD OF APPEAL CLERK'S OFFICE
120 WASHINGTON STREET; 3RD FLOOR
SALEM, MA O1 970
TEL. (978) 745-9595
FAX (978) 740-9846 1003 MAR 31 A 10: 41
STANLEY J. IJSOVICZ, JR.
MAYOR
AR
DECISION ON THE PETITION OF GRIFFIN & LESSARD ARCHITECT REQUESTING
A SPECIAL PERMIT FOR THE PROPERTY LOCATED AT 13 COUSIN STREET R-2
A hearing on this petition was held on March 19, 2003 with the following Board Members
present: Nina Cohen, Nicholas Helides, Stephen Harris, Bonnie Belair and Joseph
Barbeau Jr. 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.
Petitioner requests a Special Permit for use per Section 9-4 and 5-2 of the Salem Zoning
Ordinance to allow existing Social Club to be converted to 5 residential units and a
Variance for two additional curb cuts to facilitate tenant parking for the property located
at 13 Cousins Street located in a R-2 zone.
The provision of the Salem Zoning Ordinance which is applicable to this request for a
Special Permit is section 5-3 (2) (8), 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 Section 8-6
and 9-4, grant Special Permits for alterations and reconstruction of nonconforming
structures, and for changes, enlargement, extension of expansion, of nonconforming
lots, land, structures, and uses, provided however, that such change, extension,
enlargement of 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.
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
stuctures in the same district.
B. Literal enforcement of the provisions of the Zoning Ordinance would involve
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
d
DECISION ON THE PETITION OF GRIFFIN & LESSARD ARCHITECT REQUESTING
A SPECIAL PERMIT FOR THE PROPERTY LOCATED AT 13 COUSIN STREET R-2
page two
1. Richard Griffin and Paul Lessard appeared and represented the petition.
Plans were shown showing the proposed townhouses.
2. Opposition to this project was based mostly on parking concerns, the additional
curb cuts were of particular distain. Speaking in opposition were the following
neighbors; Paul Crock, 8 Cousins St., with parking concerns, Mr. Marshall, 12
Allen St. trash and parking concerns, Janet Anderson , 30 English Sr. concerns
with undeveloped portion of property , Jorge Barzola, 18 Cousins St. parking
concerns, Deb Bynoe, 10 Allen St., concerned with parking and density, Cynthia
Sport, 12 Allen St., parking concerns.
3. The following neighbors spoke in favor of the change of use Kathy Harper, 3 Allen
St., endorsed townhouses, parking concerns, Jeanne Higgins, 14 Cousins St,
endorsed townhouses, Charles Clear, 81h Allen St. endorsed townhouses with
concerns for the undeveloped portion of the property.
4. That no further development of this site could be considered without the further
endorsement of this Board.
5. That this change of use would clearly be to the benefit of the neighborhood, and
further that these planned townhouses being each containing three bedrooms
would attract families as opposed to more tenants, which is in keeping with the
demographics of the neighborhood, and more importantly preserves an historic
building.
5. The variance for the two additional curb cuts was denied.
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. Literal enforcement of the provisions of the ordinance would involve substantial
hardship on the petitioner.
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.
3. 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, subject to the following conditions:
1. Petitioner shall comply with all city and state statues, codes ordinances and
regulations.
d
DECISION OF THE PETITION OF GRIFFIN & LESSARD REQUESTING A
SPECIAL PERMIT FOR THE PROPERTY LOCATED AT 13 COUSINS STREET R-2
page three
2. All construction shall be done as per the plans and dimensions submitted 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 be obtained a building permit before starting any construction.
5. A Certificate of Occupancy shall be obtained..
6. Petitioner shall obtain approval from any City Board of Commission having
including, but not limited to the Planning Board.
jurisdiction me 9
J
9
7. Petitioner shall obtain proper street numbering for the Assessors Office and display
Said numbers as to be visible from the street.
SPECIAL PERMIT GRANTED
MARCH 19, 2003
seph Barbeau
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 MGL 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 MGL 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 the 20 days have elapsed and no appeal has been
filed, or that, if such appeal has been filed, that is has been dismissed or denied 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.
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ZONING ANALYSIS NUMBER:
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D- WALK ASPHALT (WALK ASPHALT I LAND- ALK �,�WALK '`AREA :f WALK BUILDING COVERAGE - 30� (EXISTING TO REMAIN) CHECK:
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DATE: 2/17/03
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DRAWING NUMBER:
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O NEW OPENING
NEW WOOD OR "HARDIPLANK" 3
CLAPBOARD
PROJECT
NUMBER:
DATE: 2/17/03
SCALE:
DRAWN:
CHECK:
DRAWING NUMBER:
A4-