The URL can be used to link to this page

29 WASHINGTON SQ NO - ZBA 29 Washington Sq. No. R-2 � Bertram Home for Aged Men J rY DATE OF HEARING PETITIONER LOCATION MOTION: TO GRANT SECOND TO DENY SECOND TO RE-HEAR SECOND LEAVE TO WITHDRAW SECOND TO CONTINUE SECOND ROLL CALL PRESENT GRANT/DENY WITHDRAW RE-HEAR CONTINUE RICHARD BENCAL ✓ JAMES FLEMING EDWARD LUZINSKI J 4N-*u'T-1-N G P -S Pffi7U T ASSOCIATE MEMBERS / PETER DORE ✓// ARTHUR LABRECOUE CONDITIONS:f� A I I Gifu of �$ttlPm �fussurhuspifs 5 9 ! F � c i �gnttra of Arpral ;r DECISION ON THE PETITION OF THE BERTRAM HOME FOR AGED :,IEN FOR A SPECIAL PERMIT AT 29 WASHINGTON SQUARE NORTH (R-2) A hearing on this petition was held February 22, 1989 with the following Board Members present: James Fleming, Chairman; Richard Bencal, Vice Chairman; Edward Luzinski, Associate Members Dore and Labrecque. 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. Petitioners, a charitable organization, owners of the property in question, are requesting a Special Permit to extend a nonconforming structure and a nonconformi use to allow construction of an addition and an increase in the number of units from 22 to 25 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 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 VIII F and IX D, grant Special Permits for alterations and reconstruction of non- conforming structures, and for changes, enlargement, extension of expansion of nonconforming lots, land, structures, and uses, provided, however, that such change, extension, enlargement or expansion shall not be substantially more detri- mental 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 Board of Appeal, after careful consideration of the evidence presented at the hearing, and after viewing the plans, makes the following findings of fact: 1 . Support and opposition of the plan was voiced by neighbors, abutters and others; 2. The grant of the Special Permit would allow this non-profit organization to better care for aged men in the City and allow the residents to reside and continue living in dignity; 3. The proposed interior changes would bring the building up to present building codes; 4. The property, before its closing was used for such a use since 1887. 5. The plan presented was a result of at least four (4 ) neighborhood meetings since October of 1988; h. The proposed changes would provided for a better quality of life for the residents of the Bertram Home. L -7` I DECISION ON THE PETITION OF THE BERTRAM HOME FOR AGED MEN FOR A SPECIAL PERMIT AT 29 WASHINGTON SQUARE NORTH, SALEM page two On the basis of the above findings of fact, and on the evidence presented, the Board of Appeal concludes as follows: 1 . The proposed use of the property will not be substantially more detrimental than the existing use to the neighborhood; 2. The relief requested can be granted without nullifying or substantially derogating from the intent of the district or the purpose of the Ordinance; 3. The grant of the Special Permit will promote the public health, safety, convenience and welfare of the City's inhabitants. 4. The use as altered or extended will not depart from the intent of the Zoning Ordinance nor from the buildings prior use. Therefore, the Zoning Board of Appeal voted unanimously, 5-0, to grant the Special Permit permit requested, subject to the following conditions: 1 . all construction be done as per all existing city and state building codes and as per the plans submitted; 2. Petitioner comply with all requirements of the Salem Fire Dept. relative to smoke and fire safety, including all requirements of the Massachusetts Sprinkler Law for facilities of this type; 3. A certificate of occupancy for all units be obtained; 4. Petitioner meet all requirements and receive a Certificate of Appropriateness from the Salem Historical Commission. Included in these requirements shall be project design, site placement and massing. SPECIAL PERMIT GRANTED Richard A. Bencal, Vice Chairman A COPY OF THIS DECISION HAS BEEN FILED WITH THE PLANNING BOARD AND THE CITY CLERK APPEAL FROnt Ti{3 DEMON. I� VI'Y, SHALL B"c MADE PURSUANT TO SE-:T -r - -- I:ENEP.AL LA'NS. C.L:VTLi 8':3, A710 SHALL :E FLED WITH:N 21 CATS CF T!i!S :I!E UFICC OF THE CITY CLERK. SEC "I ll 2 :'.: CL ��.'.E -T 1 'l TIL A COPY '� .. RECC'SL "hE 'i i ESSEI': -.-R� =` U_c'S A'J _E:(E? OF RECORD OR tS RD-`23EJ AI'IJ NOTED ON TF.E DiMER'S C&4f MAIE ,;r TiTLE. BOARD OF rE;,'_ a 3 (gifu of $UJCM, �4IttsHae c55arhuseff9 _ f_� F' �3uur� of �lu�retti DECISION ON THE PETITION OF THE BERTRAM HOME FOR AGED :%IEN FOR A SPECIAL PERMIT AT 29 WASHINGTON SQUARE NORTH (R-2) A hearing on this petition was held February 22, 1989 with the following Board Members present: James Fleming, Chairman; Richard Bencal, Vice Chairman; Edward Luzinski, Associate Members Dore and Labrecque. 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. Petitioners, a charitable organization, owners of the property in question, are requesting a Special Permit to extend a nonconforming structure and a nonconformi use to allow construction of an addition and an increase in the number of units from 22 to 25 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 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 VIII F and IX D, grant Special Permits for alterations and reconstruction of non- conforming structures, and for changes, enlargement, extension of expansion of nonconforming lots, land, structures, and uses, provided, however, that such change, extension, enlargement or expansion shall not be substantially more detri- mental 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 Citv's inhabitants. The Board of Appeal, after careful consideration of the evidence presented at the hearing, and after viewing the plans, makes the following findings of fact: 1 . Support and opposition of the plan was voiced by neighbors, abutters and others; 2. The grant of the Special Permit would allow this non-profit organization to better care for aged men in the City and allow the residents to reside and continue living in dignity; 3. The proposed interior changes would bring the building up to present building codes; 4. The property, before its closing was used for such a use since 1887. 5. The plan presented was a result of at least four (4) neighborhood meetings since October of 1988; o. The proposed changes would provided for a better quality of life for the - residents of the Bertram Home. DECISION ON THE PETITION OF THE BERTRAM HOME FOR AGED MEA] FOR A SPECIAL PERMIT AT 29 WASHINGTON SQUARE NORTH, SALEM page two On the basis of the above findings of fact, and on the evidence presented, the Board of Appeal concludes as follows: 1 . The proposed use of the property will not be substantially more detrimental than the existing use to the neighborhood; 2. The relief requested can be granted without nullifying or substantially derogating from the intent of the district or the purpose of the Ordinance; 3. The grant of the Special Permit will promote the public health, safety, convenience and welfare of the City's inhabitants. 4. The use as altered or extended will not depart from the intent of the Zoning Ordinance nor from the buildings prior use. Therefore, the Zoning Board of Appeal voted unanimously, 5-0, to grant the Special Permit permit requested, subject to the following conditions: 1 . All construction be done as per all existing city and state building codes and as per the plans submitted; 2. Petitioner comply with all requirements of the Salem Fire Dept. relative to smoke and fire safety, including all requirements of the Massachusetts Sprinkler Law for facilities of this type; 3. A certificate of occupancy for all units be obtained; 4. Petitioner meet all requirements and receive a Certificate of Appropriateness from the Salem Historical Commission. Included in these requirements shall be project design, site placement and massing. SPECIAL PERMIT GRANTED Richard A. Bencal, Vice Chairman A COPY OF THIS DECISION HAS BEEN FILED WITH THE PLANNING BOARD AND THE CITY CLERK APPEAL FRO.'A TiIS DECIZION. I' 4."17. SHALL BE FADE Pi1REUANT TO SEC-'" _ fE?:EP.AL LA'AS, Gi6:PTCi 8':3. AND SHALL 5. FLED WITH:'. 22 SA15 .Ai?.3 Tlc CFT4iS .,._�o.'A E!iE Cfi iCC OF THE CITY CLERK. _... .__ . S"3. SECT!]': 11 c ..�.:.. R L." LL '. tE I'" _ -fir W+TLA C 9 .,... _.. , .PY _ ..... RELC^ .i.E 1 di:::. :7f '_F uEE�� - - OF RECORD OR IS RELCRDEO AND „J:ED ON TXE OWNER'S CLBFIFICAIE BOARD OF =.Pr6 . COMMONWEALTH OF MASSACHUSETTS ESSEX, SS. SUPERIOR COURT CIVIL ACTION NO. 89-860 ################################### * GEORGE A. GAGNON ET AL, Plaintiffs # vs. JAMES M. FLEMING ET AL , Defendants !i # I STIPULATION OF DISMISSAL I i� The parties hereto agree that the above entitled action be 1! dismissed with prejudice, and that the following items be incorporated in the Stipulation of Dismissal. • 1. All trees shown on site plan dated December 27, 1988 shall be retained. I 2 . Shrubbery shall be planted by the Defendants on the Mall Street side of the subject premises, said shrubs shall be of hemlock and spruce variety at least six (6) feet in height and no less than twenty (20) in number. Said shrubs shall be cared for and maintained and replaced as needed by the Defendants. 3 . Appropriate fencing shall be installed by Defendants onl the Mall Street side of the subject premises. i j 4 . The parking area as shown on the plan shall be crushed ) stone, and the walkway shall be concrete. The Defendants shall install indirect lighting, which lighting will be shining downward. 5. The new addition shall be of brick, and any exposed 11 cement or concrete shall be 'covered by brick. 6. Upon Plaintiff's request, Plaintiff and Defendant will l ; reconvene to discuss then existing parking conditions, and, if !'needed, Defendant will install up to five (5) additional parking i spaces. 'j 7 . Any and all delivery trucks, including non-emergency • ambulance service vehicles, must pull into courtyard on the Mall ' Street side of the subject premises and enter and exit the premises! .i 1 I , f I I it • ;i during the hours of 8 : 00 A.M. to 4 : 00 P.M. only. It is further ' agreed that employees and business vehicles shall not park on the said Mall Street Side from Washington Square from the entrance ofj the Bertram Home for Aged Men to the rear of the buildings. i 8. The parties agree that no further or future special ii permits, variances and/or other requests involving additional occupants, increases in density, expansion or addition to existing structures will be permitted or requested. ' 9 . The Bertram Home, prior to commencing with landscaping in accordance with the- site plan and the conditions set forth in paragraphs 1, 2 and 3 of this Stipulation of Dismissal, will meet ' with the Plaintiffs or their representative to obtain his assent to said conditions. 10. Plaintiffs will be notified and be invited to attend any meetings of the Board of the Bertram Home at which matters pertaining to changes in structure or uses are to be discussed. , Furthermore, Plaintiffs will be placed on the mailing list of they Bertram Home and will receive any newsletters or annual reports issued by the Bertram Home. �I 11. The number of bedroom areas shall not exceed twenty- five (25) , and that the number of residents shall not exceed a I total of thirty-one (31) occupants. 12. The Defendants agree that occupancy shall be evidenced by occupancy permits issued by the Building Department which shall j be available to Plaintiffs upon their request during normal business hours. ii 13 . The parties agree that an violations of the above ,I P 9 Y ii conditions will be cause to hold a meeting on Plaintiffs ' grievances and if necessary, a meeting with the Building Department and/or Building Inspector. Notwithstanding said meeting, i Defendants agree that if any violation occurs, Defendants will II remedy the violation as soon as is reasonably practicable upon jreasonable notice by Plaintiffs, but in no event later than thirty (30) days. 'i Dated this day of , 1990. Assented to: Philip T. Durkin " George A. Gagnan Attorney for Plaintiff John R. Serafini, Sr. , Attorney for Defendant i 2 ;i II I I . 63 Federal Street Agnes Gagnan Salem, MA 01970 I; Stephen V. Burke Kevin T. Daly City Solicitor City of Salem Milton M. Dfl Sllva I 'I I �I it I I� �I II II II I • 3 I + ii I CIN OF SALEM BOARD OF APPEAL `°`��°�Y'"" FU.SPGSiAGi One Salem Green / In/n MAR 13'89 SALEM, MASSACHUSETTS 01970 ///_ _ ,/ /�. \ " Q .2 5 , v_,:�.._ George & Agnes Gagnan / 1 South Shore Ave. Peabody, MA 01960 1 � / 1 '.� i I �_: (I�i# of �Iem, ttssttcl#usP##s Pottrb of A"ral March 13, 1989 Notice is hereby given that as of March 8, 1989 the decision of the Board of Appeal has been filed in the office of the City Clerk to grant the petition of the Bertram Home for Aged Men for a Special Permit to extend nonconforming structure and noncon- forming use to allow construction of an addition and an increase in the number of units. - 29 Washington Square North BOARD OF APPEAL Brenda M. Sumrall Clerk of the Board APPEAL FROP.9 THIS DECISION. 1i ANY. SHALL BE MADE PURSUANT TO SECTION 17 OF THE MA:'S. GENERAL LAW$, CFif,PTER 908. AND SHALL BE FILED WITHIN 20 DAYS AFTER THE DA'I'S OF FWNS ^F IIS DECISION IN THE C;FFICE Of THE CITY CLERK_ F•; _ 'N 1 rHo Fli'RA's. 'A">. CHAPTER 803ILCTION 11. THE VARIANCE F' CI ;tali SHALL ` r E EFFECT UNTIL P CCPV OF THE%E0i- - F; L:F ME CLER, IJA, W 0145 HA'!F ELAPSED ai10 NO APPEAL HAS D N i�r D. FN IF Sd APPEA- H BH FILE THAT If H'-S „EEN DI"r SSED OR S �D IN Th -J;H ESS'.. RE_;,TRY CF '.c'J;. AND INDEXED UNDER THE ...E OF [HE O''NE8 OF RECORD OR IS RECORDED AND VOTED CN The OWNER'S CERTIFICATE OF TITLE. BOARD OF APPEAL SCHEDULE A The Petitioner is the owner of property in an R-2 zone situated at 29 Washington Square North, Salem, Massachusetts. They are a non-profit corporation, have been in existence since 1882 and have been operating a rest home at the site since 1927. Approximately a year ago the premises were closed for renovations and repairs. During this period. the Petitioner, through its Board of Trustees, has had many meetings and discussions with architects, planners, and city authorities. Plans have been drawn upgrading the building to bring the structure up to code and provide for an extension of the premises as shown on the plans filed with the petition. The property itself is a very handsome period property with extended out buildings and yard which has been used for recreation and walks by the inhabitants. The residence plans filed with this application show building renovations and a proposed addition to the building so as to provide a total of 25 bedroom areas (increased from present 22)--that can be used to provide additional accommodations to a maximum of 31 elderly residents. The renovations planned would give each bedroom area its own bathroom and bedroom. Congregate kitchen facilities, rather than kitchen facilities for individual units, will be provided. The building is a legal non-conforming structure because it exceeds density requirements, and the use is a legal non-conforming use having existed for many years. Elderly housing is permitted in the R-2 Zone under the auspices of city, state and federal housing programs. The proposed extension under Section V B 10 of the zoning ordinance would require a special permit from this Board in order to enable the Petitioner to construct the addition in accordance with the plans filed herewith. The addition itself complies with all density requirements. The neighborhood is composed of mixed uses. It is bounded by the Salem Common on one side, and other facilities such as Bed and Breakfast accommodations and the Witch Museum are in close proximity. There are several multi-family condominiums on Mall Street, as well as other single and multi-family residences. Parking requirements for rest homes are not specifically set by the Zoning Ordinance. Using the typical requirements for elderly housing in the City of Salem, however, there is more than sufficient parking on site. The area for parking can be increased if necessary. The proposed changes are in accordance with the City's master plan. The proposed extension does not derogate from the intent of the Zoning Ordinance, and is not substantially more detrimental to the public good or neighborhood than the existing structure and use, and the proposed changes will not increase the building or use unreasonably in area or volume. The Petitioner respectfully requests that the Board grant a special permit for the project as substantially shown on these attached plans. CITY OF SALEM - MASSACHUSETTS KEVIN T.DALY Legal Department LEONARD F. FEMINO City Solicitor 93 Washington Street Assistant City Solicitor 509-745-0500 Salem, Massachusetts 01970 508-921"1990 May 23 19 y 90 Board of Appeal -City of Salem - One Salem Green Salem, MA 01970 ATTENTION: Richard A. Bencal Acting Chairman RE : Gagnan,_et al , v._Flemin_q,_et_al_ - Dear Mr. Bencal : Relative to the above-named action which was pending in Superior Court, please find enclosed a copy of the Stipulation of Dismissal which I have executed on behalf of the Board of Appeal . After negotiations with the owners of the Bertram Home, the plaintiffs agreed to adismissal of the action . The original decision of the Board of Appeals of March 8, 1989 is now binding. If the Board has any questions, I would be pleased to discuss this matter with them. Thank you for your attention to this matter . /Very truly yours , KEVIN T. DALY CITY SOLICITOR KTD/rmj ' Enclosure COMMONWEALTH OF MASSACHUSETTS ESSEX, SS. SUPERIOR COURT CIVIL ACTION NO. 89-860 * GEORGE A. GAGNON ET AL, Plaintiffs * DATE: VS. * ORIGINAL FILED IN ESSEX SUPERIOR COURT JAMES M. FLEMING ET AL , Defendants * *********************************** STIPULATION OF DISMISSAL The parties hereto agree that the above entitled action be dismissed with prejudice, and that the following items be incorporated in the Stipulation of Dismissal. 1. All trees shown on site plan dated December 27, 1988 shall be retained. 2 . Shrubbery shall be planted by the Defendants on the Mall Street side of the subject premises, said shrubs shall be of hemlock and spruce variety at least six (6) feet in height and no less than twenty (20) in number. Said shrubs shall be cared for and maintained and replaced as needed by the Defendants. 3. Appropriate fencing shall be installed by Defendants on the Mall Street side of the subject premises. 4 . The parking area As shown on the plan shall be crushed stone, and the walkway shall be concrete. The Defendants shall install indirect lighting, which lighting will be shining downward. 5. The new addition shall be of brick, and any exposed cement or concrete shall be covered by brick. 6. Upon Plaintiff's request, Plaintiff and Defendant will reconvene to discuss then existing parking conditions, and, if needed, Defendant will install up to five (5) additional parking spaces. 7. Any and all delivery trucks, including non-emergency ambulance service vehicles, must pull into courtyard on the Mall Street side of the subject premises and enter and exit the premises 1 during the hours of 8:00 A.M. to 4: 00 P.M. only. It is further: agreed that employees and business vehicles shall not park on the , said Mall Street Side from Washington Square from the entrance of ; the Bertram Home for Aged Men to the rear of the buildings. 8. The parties agree that no further or future special : permits, variances and/or other requests involving additional occupants, increases in density, expansion or addition to existing structures will be permitted or requested. 9. The Bertram Home, prior to commencing with landscaping in accordance with the site plan and the conditions set forth in paragraphs 1, 2 and 3 of this Stipulation of Dismissal, will meet ' with the Plaintiffs or their representative to obtain his assent ! to said conditions. 10. Plaintiffs will be notified and be invited to attend any ! meetings of the Board of the Bertram Home at which matters . pertaining to changes in structure or uses are to be discussed. Furthermore, Plaintiffs will be placed on the mailing list of the Bertram Home and will receive any newsletters or annual reports issued by the Bertram Home. 11. The number of bedroom areas shall not exceed twenty five (25) , and that the number of residents shall not exceed a total of thirty-one (31) occupants. 12. The Defendants agree that occupancy shall be evidenced by occupancy permits issued by the Building Department which shall be available to Plaintiffs upon their request during normal ! business hours. 13 . The parties agree that any violations of the above ! conditions will be cause to hold a meeting on Plaintiffs ' i grievances and if necessary, a meeting with the Building Department : and/or Building Inspector. Notwithstanding said meeting, ' Defendants agree that if any violation occurs, Defendants will remedy: the. violation as soon as is reasonably practicable upon reasonable notice by Plaintiffs, but in no event later than thirty '; (30) days. Dated"this sixteenth day of May , 1990. Assented to: Philip T. Durkin George A. GflyJnan Attorney for P aintiff� J hn R. SerafiAi, Sr. ttorney for Defendant 2 i 1 y 63 Federal Street XSteen gnan Salem, MA 001970 V. Burke Kevin T. Daly City Solicitor {� Q /+ /' /^ City of Salem 11}�...Cy..-lam `� f!__K Lr' Milton M. DaSilva 3 r Council on Aging �� ® ® 13 93 a 6 a City of Salem z 9 p10600 a ®aa s A ' A 5 BROAD STREET J��oi tv 4qe WP SALEM, MASS 01970 744-0924 February 14, 1989 James Fleming, Chairman, Zoning Board of Appeals City of Salem One Salem Green Salem, MA 01970 Dear Jim: On next Wednesday, February 22, the ZBA will be considering an application of The Bertram Home for a special permit to build an addition on their ' facility at 29 Washington Square. I highly support this application. Salem has more than 8400 senior citizens . While the demand for elderly housing is great , ( the housing authority has a two and a half year waiting list) 'the problem is most critical for those elders who are no longer able to live alone. In recent years the Bertram Home and Ivy Manor, both rest homes , were closed. It has become increasingly difficult to operate such facilities efficiently. But, rather than disband or move elsewhere, the trustees of the Bertram Home have developed a plan which not only meets an immediate need in Salem, but also could serve as a model approach to caring for older people in the future. By including community agencies that serve our elders both in the planning stage and in the future opedration of the project , I believe the John Bertram House has the potential to make a very important contribution to the community. I am sorry that I will be out of town next week and, therfore, unable l to speak in favor of this application at your meeting. However, I hope you will enter these comments in the records . In closing, I strongly urge the board , in their wisdom, to support this project for a better quality of life for Salem' s seniors . Sincerely, �vcc e_ Jean Marie Rochna Executive Director "DEDICATED TO THE DIGNITY OF ALL" QVC I+ _ :a SERAFINI, SERAFINI AND DARLING ATTORNEYS AT LAW rr^ N, 63 FEDERAL STREET SALEM, MASSACHUSETTS 01970 C,rY JOHN R. SERAFINI. SR. TELEPHONE JOHN R. SERAFINI.JR. 508.744-0212 JOHN E. DARLING 617-581-2743 WENDY L. THAYER TELECOPIER JOSEPH P. COLONNA 508-741-4683 April 25, 1990 Mr. William H. Munroe Building Inspector One Salem Green Salem, Massachusetts 01970 RE: Bertram Home for Aged Men Dear Bill: The case in the above matter has been settled in accordance with the Stipulation, a copy of which is enclosed. Could we begin to expedite the Building Permit process for Bill Carney? Sincerely, J R. SERAFINI, SR. JRS, SR. /ln enclosure (flit of '�$ttlem, Aassar4usetto ,s s1f Paurb of A"tal March 13, 1989 Notice is hereby given that as of March 8, 1989 the decision of the Board of Appeal has been 'filed in the office of the City Clerk to,grant the petition of the Bertram Home for Aged Men for a Special Permit to extend nonconforming structure and noncon- forming use to allow construction of an addition and an increase in the number of units. - 29 Washington Square North BOARD OF APPEAL Brenda M. Sumrall Clerk of the Board APPEAL FROM THIS DECISION, IF ANY, SHALL BE MADE PURSUANT TO SECTION 17 OF THE MASS. GENERAL LAWS, CHAPTER 808, AND SHALL BE FILED WITHIN 20 DAYS AFTER THE DATE OF FILING OF THIS DECISION IN THE OFFICE OF THE CITY CLERK. PURSANT TO MASS. GENERAL LA''Ni . CHAPTER 808, SECTION 11, THE VARIANCE OR SPECIAL PERMIT GRAS iED HEREIN, SHALL NO, TAf.E EFFECT UNTIL A COPY OF THE DECISION, BEARING THE CERT- OF -HjE Ct1/ CLFRK TLIR- 20 DAYS HAVE ELAPSED AND NO APPEAL HAS BEEN FILED, OR THAT, IF SUCH AN APPEAL HAS BcEN RLE, THAT IT HAS BEEN DISMISSED OR DENIED IS RECOROED IN THE SOO(H ESSEX. REG:SFRY OF CLEOS AND INDEXED UNDER THE NAME OF THE OWNER OF RECORD OR IS RECORDED AND NOTED ON THE OWNER'S CERTIFICATE OF TITLE. BOARD OF APPEAL APPEAL CASE NO. . . . . . . . . . .. . . . . . . . . . . . . �� fl�ttg ofzlem, � �sacl7l�ses `,� oarb of c�i�i'ez11 TO THE BOARD OF APPEALS: � he is are the owners of a certain parcel of land located at Iy0. .29. WASHINGT0�1, $QjJQg�6 , C4. MAasAgijus.FT.0 . .OJ970. . . . . . . .Streeti Zoning DistriCt. R-2. . the Undersigned represent "N and said parcel is affected by Section(s) .K a, l0,, y_ a, 2 of the 14 4a-, Zoning Ordinance. Plans describing the work proposed, have been submitted to the Inspector of Buildings in accordance with Section IX A. l of, the Zoning Ordinance. e9o u, w= C:) J U(A fP3 W Cn cz� en F Q U �7 The Application for Permit was denied by the Inspector of Buildings for the following reasons: DIRECT APPEAL + The Undersigned hereby petitions the Board of Appeals to vary the terms of the Salem Zoning Ordinance and/or the Building Code and order the Inspector of Buildings to approve the application fee permit to build as filed, as the enforcement of said Zoning By-Laws and Building Code would involve practical difficulty or unnecessary hardship to the Undersigned and relief may be granted without substantially dero- gating from the intent and purpose of the Zoning Ordinance and Building Code for the following reasons: SEE ATTACHED SCHEDULE A BERTRAM HOME FOR AGED MEN Owner. . . . . . . . . . . . . . . . . . . . .NORT)L . . . . . . . . . . . 29 WASHINGTON SQUARE6 SALEM, MA 01970 Address. . . . . . . . . . . . . . . . . . . . . . . . . . . . . Telephone. (M). . . . . . . . . . . . . . . . . . . . . Petitioner. .SAME . . . . . . . . . . . . . . . . . . . . . . . . . . . . AddresS,63 FEDERAL STREET: SALEM, MA . . . . . . . . . . . . . . . . . Date. January 20�, 1�85, , , , , (503) 744-0212 Telephone. . . . . . . . . . . . . . . . . . . . . . . . :. . By.) P R. N RSf&}RAF—INI, SR. ; QUIRE, Attorney for B AM HOME FOR AGED MEN Three cdpes of the application must be filed with the Secretary of the Board of Appeal§ with a check, for advertising in the amount of. .S65.85 . . . . . . . . . . . . . . . . . . four %4@@kS prior to the meeting of the r -d of Appeals. Check payable to The Evening News. SCHEDULE A The Petitioner is the owner of property in an R-2 zone situated at 29 Washington Square North, Salem, Massachusetts. They are a non-profit corporation, have been in existence since 1882 and have been operating a rest home at the site since 1927. Approximately a year ago the premises were closed for renovations and repairs. During this period the Petitioner, through its Board of Trustees, has had many meetings and discussions with architects, planners, and city authorities. Plans have been drawn upgrading the building to bring the structure up to code and provide for an extension of the premises as shown on the plans filed with the petition. The property itself is a very handsome period property with extended out buildings and yard which has been used for recreation and walks by the inhabitants. The residence plans filed with this application show building renovations and a proposed addition to the building so as to provide a total of 25 bedroom areas (increased from present 22) that can be used to provide additional accommodations to a maximum of 31 elderly residents. The renovations planned would give each bedroom area its own bathroom and bedroom. Congregate kitchen facilities, rather than kitchen facilitiesfor individual units, will be provided. The building is a legal non-conforming structure because it exceeds density requirements, and the use is a legal non-conforming use having existed for many years. Elderly housing is permitted in the R-2 Zone' under the auspices of city, state and federal housing programs. The proposed extension under Section V B 10 of the zoning ordinance would require a special permit from this Board in order to enable the Petitioner to construct the addition in accordance with the plans filed herewith. The addition itself complies with all density requirements. The neighborhood is composed of mixed uses. It is bounded by the Salem Common on one side, and other facilities such as Bed and Breakfast accommodations and the Witch Museum are in close proximity. There are several multi-family condominiums on Mall Street, as well as other single and multi-family residences. Parking requirements for rest homes are not specifically set by the Zoning Ordinance. Using the typical requirements for elderly housing in the City of Salem, however, there is more than sufficient parking on site. The area for parking can be increased if necessary. The proposed changes are in accordance with the City's master plan. The proposed extension does not derogate from the intent of the Zoning Ordinance, and is not substantially more detrimental to the public good or neighborhood than the existing structure and use, and the proposed changes will not increase the building or use unreasonably in area or volume. The Petitioner respectfully requests that the Board grant a special permit for the project as substantially shown on these attached plans. L U 0 9 F -A 13 16`15 35 "lb 0 cc A O 0 4 141 0 142 22 W 10 41B 5 qp P,6 9 v ,Q -f40 999 CIJ 4 jS4 -- AZZ8 p 60 X76 4 C3 6004 3u 2650 C, 155 81 ! 4 53 79 A k 21C. 4 9.35 A z 8 0 BAN 15' 643 /,OtAND 1670 MAR (9iftl of tzlem C ttssttchnorffs paurb of Av -oaf my DECISION ON THE PETITION OF THE BERTRAM HOME FOR AGED MEN FOR A SPECIAL PERMIT AT 29 WASHINGTON SQUARE NORTH (R-2) A hearing on this petition was held February 22, 1989 with the following Board Members present: James Fleming, Chairman; Richard Bencal, Vice Chairman; Edward Luzinski, Associate Members Dore and Labrec ue. Notice o q f 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. Petitioners, a charitable organization, owners of the property in question, are requesting a Special Permit to extend a nonconforming structure and a nonconformini use to allow construction of an addition and an increase in the number of units from 22 to 25 in this R-2 district. The provision of the Salem Zoning Ordinance which is applicable to this request P for a Special Permit is Section V B 10, 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 VIZI F and IX D, grant Special Permits for alterations and reconstruction of non- conforming structures, and for changes, enlargement, extension of expansion of nonconforming lots, land, structures, and uses, provided, however, that such change, extension, enlargement or expansion shall not be substantially more detri- mental 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 Board of Appeal, after careful consideration of the evidence presented at the hearing, and after viewing the plans, makes the following findings of fact: 1 . Support and opposition of the plan was voiced by neighbors, abutters and others; 2. The grant of the Special Permit would allow this non-profit organization to better care for aged men in the City and allow the residents to reside and continue living in dignity; 3. The proposed interior changes would bring the building up to present .building codes; 4. The property, before its closing was used for such a use since 1887. 5. The plan presented was a result of at least four (4) neighborhood meetings since October of 1988; 6. The proposed changes would provided for a better quality of life for the residents of the Bertram Home. DECISION ON THE PETITION OF THE BERTRAM HOME FOR AGED MEN FOR A SPECIAL PERMIT AT 29 WASHINGTON SQUARE NORTH, SALEM page two On the basis of the above findings of fact, and on the evidence presented, the Board of Appeal concludes as follows: 1 . The proposed use of the property will not be substantially more detrimental than the existing use to the neighborhood; 2. The relief requested can be granted without nullifying or substantially derogating from the intent of the district or the purpose of the Ordinance; 3. The grant of the Special Permit will promote the public health, safety, convenience and welfare of the City's inhabitants. 4. The use as altered or extended will not depart from the intent of the Zoning Ordinance nor from the buildings prior use. Therefore, the Zoning Board of Appeal voted unanimously, 5-0, to grant the Special Permit permit requested, subject to the following conditions: 1 . All construction be done as per all existing city and state building codes and as per the plans submitted; 2. Petitioner comply with all requirements of the Salem Fire Dept. relative to smoke and fire safety, including all requirements of the Massachusetts Sprinkler Law for facilities of this type; 3. A certificate of occupancy for all units be obtained; 4. Petitioner meet all requirements and receive a Certificate of Appropriateness from the Salem Historical Commission. Included in these requirements shall be project design, site placement and massing. SPECIAL PERMIT GRANTED Richard A. Bencal, Vice Chairman A COPY OF THIS DECISION HAS BEEN FILED WITH THE PLANNING BOARD AND THE CITY CLERK APPEAL FRO:.t TH;S DM—ON. I' AV. SHALL BE MADE PURSUANT TO SEi`.',_':i :7 CESEP.AL LAWS, ',:!APT>7 VS. XID SHALL S- FILED WITH:"' 20 CAPS AiTT,2 M; E OF THIS DECISION N T8E CFFICE OF THE CITY CLERK. ''-HSANi .�. __ 'i C3 S^a SECTITN LI 2 E:; -:u. "i.'.;(E '; EOT tINTIL A COPY $ m',I. v THAT IT :S :i - ._ ... _. REI.0 J, F DEES AND NDE ,-D OF RECORD OR IS RECC20E0 ANO,NOi EO ON THE 04NER'S CERWICAIE .]F TITLE. BOARD CE BERTRAM HOME General Principles of the Project Plan From the planning process, the Board of Trustees reached the following conclusions: 1. The facility should be residential in character (interior and exterior). 2. The facility should not be a health-care facility, either in appearance or function. 3. Those residents who need home health-care services must receive that service from outside agencies. 4. The facility will be directed toward a fragile or impaired population, but one still able to maintain a semi-independent lifestyle. 5. Many of the rooms must be enlarged to offer adequate private space to each resident. Each room should have a private bathroom. 6. The facility should have a minimum of 25 units to be finan- cially feasible. 7. To have 25 adequate-sized rooms with private baths will require that an addition be built to the rear of the present structure. 8. The facility will be targeted to a mix of low- and moderate- income persons with the percentage of low income to be largely determined by the amount of outside subsidies that can be obtained for the project (e.g. , Section 707 certificates). 9. All work on the property should comply with the highest stan- dards for historical renovation and be carried out with the advice and guidance of the Salem Historical Commission and the City Planner' s office. OPERATING PLAN To achieve a residential lifestyle in the congregate facility, the management program and approach must provide for the security of the residents, support physical , intellectual and social needs of the residents, and enable them to retain their independence and personal dignity to the greatest extent. covmrq `c �nF"nw,k.0, CITY OF SALEM MASSACHUSETTS ANTHONY V. SALVO MAYOR February 22, 1989 James Fleming, Chairman Board of Appeals One Salem Green Salem, Massachusetts Dear Jim: I am writing to offer my support of the application submitted by the Trustees of the Bertram Home for Aged Men for a special permit to build an addition to the home located at 29 Washington Square. Through the gift and an endowment of Captain John Bertram, this home has served, until just recently, as the Bertram-Home for Aged .Men since its incorporation in April of 1877. Over the past 112 years this home has served gentlemen of good moral character and habits and has been a credit to our city. Today more than ever there is a great need for a facility of this nature for the elderly, and I can certainly foresee no hardship created to the area residences by the construction of the proposed addition. Parking, which is usually the issue of greatest concern, appears to be of no problem. I am pleased to endorse the commitment of the Trustees of the Bertram home for Aged Men in upgrading and improving this residence, and I strongly urge positive consideration of their effort. Very truly yours, 0s Anthony V. Salvo Mayor AVS/smc PARKING NEED PROJECTION THE JOHN BERTRAM HOUSE MOST SIMILAR LOCAL EXPERIENCE Brookhouse Home - 28 residents - 0 cars Peabody Housing Authority - congregate - 12 residents - 1 car Captain Eldridge House (Hyams) congregate - 23 residents - 1 car BUILDING DIAGNOSTICS INC. MULTI-STATE STUDY, 1987 702 units, average resident age-81, 6% double occupancy overall ratio of units to parking need - 4.388 to 1. ( i.e., one space for every 4.388 units) SALEM STANDARD for SHA eldery housing -one space for every three units. SUNRISE RETIREMENT HOMES-Virginia (associated with Elder Living for design and operating plans) Sunrise has 4 facilities in the Arlington/Washington D.C. area, with 2 new facilities under construction. The Sunrise model has attracted national attention and most closely resembles what is envisioned for the John Bertram House. At their four facilities currently no residents have cars. Their latest facility (and prototype) which opened last fall, has 47 bedrooms,57 residents and 16 parking spaces. CONCLUSIONS The John Bertram House is likley to have very few,if any residents with autos. We are planning to have a van and driver for resident use. However,there is a need for staff and guest parking. The Salem elderly housing standard of one space for three units is very close to the Sunrise experience, and probably the best estimate we can make at this time. While there is room for more spaces, the nine spaces shown reflects this standard and allows the saving of nearly all the trees in the area, and a larger portion of lawn. Because there was substantial neighborhood concern for the appearance of the parking area, the trustees request that additional spaces be required only if proven necessary. BERTRAM HOME General Principles of the Project Plan From the planning process, the Board of Trustees reached the following conclusions: 1. The facility should be residential in character (interior and exterior). 2. The facility should not be a health-care facility, either in appearance or function. 3. Those residents who need home health-care services must receive that service from outside agencies. 4. The facility will be directed toward a fragile or impaired population, but one still able to maintain a semi-independent lifestyle. 5. Many of the rooms must be enlarged to offer adequate private space to each resident. Each room should have a private bathroom. 6. The facility should have a minimum of 25 units to be finan- cially feasible. 7. To have 25 adequate-sized rooms with private baths will require that an addition be built to the rear of the present structure. 8. The facility will be targeted to a mix of low- and moderate- income persons with the percentage of low income to be largely determined by the amount of outside subsidies that can be obtained for the project (e.g. , Section 707 certificates). 9. All work on the property should comply with the highest stan- dards for historical renovation and be carried out with the advice and guidance of the Salem Historical Commission and the City Planner' s office. OPERATING PLAN To achieve a residential lifestyle in the congregate facility, the management program and approach must provide for the security of the residents, support physical , intellectual and social needs of the residents, and enable them to retain their independence and personal dignity to the greatest extent. n c ! c r'ICL1.111NE D�;IIR. Salem Historical Commission ONE SALEM GREEN, SALEM,MASSACHUSETTS 01970 February 22, 1989 James Fleming, Chairman City of Salem Board of Appeals Dear Mr. Fleming; It has come to the attention of the Salem Historical Commission that the Bertram Home for Aged Men, located at 29 Washington Square North in the Salem Common LocaliHistoric District, is requesting a Special Permit from the Board of Appeals with regard to proposed additions and alterations to the existing structure. The Historical Commission has not yet reviewed the proposal and therefore takes-no position at this time regarding approval by—the Board of Appeals. However, in the event Board of Appeals approval is granted, the Historical Commission asks that any permit issued in connection with this property contain the condition that proposed plans are subject to review and approval of the Salem Historical Commission with respect to issues of project design, site placement and massing. We thank the members of the Board of Appeals for their cooperation in this matter. Please contact me if the Historical Commission can assist you in any way. Sincerely, Annie C. Harris Chairman Ctu of ttlem, ttssttrl#use##s �comt.� Agenda February 22, 1989 - 7:00 P.M. 2nd Floor - One Salem Green 1 . Petition of Fred & Donna Flett for Variance to allow construction of a deck which will encroach on the side setback requirement at 14 Lee St. (R-1 ) 2. Petition of Thomas Manning & Ernest Glynn for Variances needed to convert two family into a three family dwelling at 95 Ocean Ave. (B-4) 3. Petition of Paul M. Claveau for Variances from density and parking to allow two family to be convert to a three family at 20 Highland AVe. (R-3) 4. Petition of John Suldenski for a Special Permit to allow construction of an addition on a nonconforming lot, said addition to be used as an additional unit at 37 Walter St. (R-2) 5. Petition of Bertram Home for Aged Men for a Special Permit to allow construction of an addition and increase the number of units from 22 to 25 at 29 Washington Square North (R-2) 6. Old/New Business BERTRAM HOME FOR AGED MEN A hearing on the petition of the Bertram Home for Aged Men was held on February 22, 1989 and the following Board members were present: James Fleming, Chairman, and Messrs. Bencal, Lebrecque, Luzinski and Duryea. Notice of the hearing was properly sent to abutters and was published in the Salem Evening News in accord with Mass. General Laws Chapter 40 A. Petitioners, a charitable organization, owners of the property in question situated at 29 Washington Square North, have filed with the Board a petition requesting a Special Permit to extend a non-conforming structure and a non-conforming use. The property is located in an R2 zone. The petitioners' use of the property and the construction of the building itself were established well before any zoning was in effect for the City of Salem. Petitioners have been operating at the site since 1927 and have been operating the facility providing shelter and care for individuals at that location. The petition seeks to increase the number of units from 22 existing bedroom area units to 25 bedroom area units and seeks to extend the non-conforming structure, which violates certain density requirements listed in Table VI of the zoning ordinance, by adding an addition, all as shown on the plans submitted with the application. Petitioners were represented by Attorney John R. Serafini, Sr. who proceeded to outline the case for the petitioners, giving a history of the Bertram Home; the fact that it had been engaged in this particular type of charitable activity since the turn of "i r Sl , the century; and has been operating at this location since 1927. Mr. Serafini outlined the type of facility that has been operating as the Bertram Home and the type of care and shelter that has been afforded to residents. He recited the facts that the 22 bedroom area units presently used were for the most part, i inadequate given today's requirements for care for the elderly; that the residents were primarily elderly, well into their 80s, and basically did not require nursing or convalescent home type care, but did require supervision, security and the provisions found in a congregate facility for the service of meals. Petitioners then presented the architect for the project, Staley McDermit of McDermit Associates based in Salem, whose primary business is restoration and renovation of historic buildings. Mr. McDermit reviewed the plans in detail and pointed out the deficiencies in the present structure. He indicated that the plans were to renovate and update the present facilities and add the extension as shown on the plan so that there would be a total of 25 units, each with its own private bathroom and with its own living space. He pointed out on the plans that he had been faithful to architectural conditions in the surrounding neighborhood and that the restoration and proposed renovation would restore the building to first class condition so that the petitioners could continue to provide services such as meals and recreation, for its residents in a congregate type setting. He stated that careful consideration was given to the aesthetics of landscaping, parking and the visual impact on the neighborhood and that in his opinion parking is adequate for the purposes of i the petitioner. He presented a scale model of the building and surrounding buildings. Mr. William Carney, affiliated with Elderly Living, Inc. , with expertise in the field of elderly living, recited statistics relative to automobile requirements and indicated that, based on experience - and available statistics, the use of automobiles by the elderly residents would be minimal. Evidence was introduced by the Executive Director of the Salem Housing Authority and by various social workers affiliated with Salem Hospital and the Brookhouse Home for the Elderly and other elderly facilities reciting the need for this type of facility in the area, stating that the impact on the neighborhood would be very slight. The person from Brookhouse Home stated that none of its residents had automobiles. Many people spoke in favor of the petition who were residents of the area, including direct abutters and other people in the immediate area. various questions were posed to the petitioners and the petitioners ' representatives, all of which were answered. There were a number of people in attendance who, through petitions and their personal presence, made known their opposition. The opposition centered mainly on concerns relative to traffic and congestion and the aesthetics of the extension. There was concern expressed about the size of the extension. All indicated they were in favor of the Home continuing as it had for years and indicated they would have no objections if the renovation were made within the existing structure, which is agreed had accommodated as many as 27 people at one time. f The Board listened carefully to all parties interested. A communication of support was received from the Mayor of the City of Salem. There were letters opposed to the extension by Councillor-at-Large Neil Harrington and Ward 2 Councillor Kevin Harvey. The opposition was addressed to the expansion and not to the continued use. The Board listened to all of the statements made, reviewed all of the evidence presented, asked questions of its own, and then made the following findings in connection with the petition for Special Permit as required by Sections V B10 (Extension of Non-Conformity) , VII F and IX D of the Zoning Ordinance: (1) that granting of the petition would not be substantially more detrimental than the existing use in the neighborhood and that it would promote the public good; (2) that the underlying zoning ordinance allowed elderly housing in an R-2 District built under the jurisdiction of the Salem Housing Authority, with financial assistance from state or federal agencies and that the facility was basically a type of housing for the elderly; (3) that the prior non-conforming use and non-conforming building had existed for many years predating the, zoning ordinances of the City and that there had been as many as 27 occupants of the present building; (4) that the proposed renovation and extension would make it possible for the residents of the Bertram Home to have their own facilities that would provide them with some dignity and privacy; (5) that the aesthetics of the building, the external renovations, the site work and retention of open space showed a good deal of concern for the neighborhood in general and were appropriate extensions of the non-conforming building; (6) that the parking layout for the site was adequate to service the needs of residents and staff of the facility and would cause no appreciable impact on parking or traffic conditions in the neighborhood; (7) that the request was not an unreasonable extension of the prior use or degree of use of the site, nor would it result in an unreasonable increase in volume or area of the building or use; (8) that the Special Permit requested could be granted in this particular case without nullifying or substantially derogating from the intended provision of the zoning ordinance; (9) that, as one of the members had pointed out, the preamble to the zoning ordinance contemplated that the ordinance design was to promote the welfare and provide accommodation for all groups of people; and (10) that the neighborhood already contained mixed uses including commercial uses, single family residences, multi-family residences, many of which were housed in non-conforming structures such as Petitioners' . On motion duly made and seconded, it was therefore voted to grant the petitioner a Special Permit to extend the non- conforming structure and use as requested, subject to the following conditions: (a) (b) (c) (d) Review of plans by the Salem Historic commission. �D "n L� 0, C, G 0 LD 0 c 0 0 ir Cx' tr 77 CL. 00 m 4. -T.. J7 -71 jj: IT A �31 4 sw fi rr Mj LT 7T� J tt New � j , t S_p01 ^ 1 Nro .r A . . X _ �. MVK 13 3 °1a� y. °L'� 'ire ' e'er. o i `�I � �• ,; t-S: \,, -� . m m OQo 4 / y 1.�Ji41H, • i \ \ dr O (P m ;L < NIP \ so - f= syn \ \ \ < \\ i \ \ \ t �d sl CITY OF SALEM BOARD OF APPEAL 745-9595 Ext. 381 Will hold a public hearing for all persons inter- ested in the petition submitted by the Bertram Home for Aged Men for a Special Permit to allow construction of an addition and increase the num- her of units from 22 to 25 at 29 Washington Sy. No.(R-2).Said hearing to be held Wednesday,Feb- ruary 22, 1989 at 7:00 P.M.,One Salem Green,2nd floor. JAMES M. FLEMING, Chairman February 8, 15, 1989 i CITY OF SALEM BOARD OF APPEAL 745-9595 Ext. 381 Will hold a public hearing for all persons inter- ested in the petition submitted by the Bertram Home For Aged Men for a Special Permit to allow construction of an addition and increase.the num- her of units from 22 to 25 at 29 Washington Sy. No.(R-2).Said hearing to be held Wednesday,Feb- ruary 22,1989 at 7:00 P.M.,One Salem Green,2nd floor. ,1 JAMES M. FLEMING, Chairman February 8, 15, 1989 CITY OF SALEM BOARD OF APPEAL 745-9595 Ext. 381 Will hold a public hearing for all persons inter- ested in the petition submitted by the Bertram Home for Aged Men for a Special Permit to allow construction of an addition and increase the num- ber of units from 22 to 25 at 29 Washington Sq. No.(R-2).Said hearing to be held Wednesday,Feb- ruary 22,1989 at 7:00 P.M.,One Salem Green,2nd floor. JAMES M. FLEMING, Chairman February 8, 15, 1989 CITY OF SALEM BOARD OF APPEAL 745-9595 Ext. 381 Will hold a public hearing I-or all persons inter- ested in the petition submitted by the Bertram Dome for Aged Men for a Special Permit to allow construction of an addition and increase the num- ber of units from 22 to 25 at 29 Washington Sy. No.(R-2).Said hearing to be held Wednesday,Feb. ruary 22,1989 at 7:09 P.M.,One Salem Green,2nd floor. JAMES M. FLEMING, Chairman February 8, 15, 1989 APPEAL CASE NO. .. . . . . . . . : (�itg of " Iem, tt ��zc use is cart of �ppcal � J TO THE BOARD OF APPEALS: . Tha Undersigned represent tP§h he is are the owners of a certain parcel of land located at NO. Z ON WASHINGT , 5QVXA v� , r . ,14A�SAC$U,SAT.U. . .0J97p. . . . . . . .Scree-tz Zoning DistriCt. R-2. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . : and said parcel is affected by Section(s) . .VtB. . .10. .,. .V. A, 2. ; , of the Zoning Ordinance. Plans describing the work proposed, have been submitted to the Inspector of Buildings in accordance with Section IX A. 1 of. the Zoning Ordinance. a GD N Q r � g �A 0 LO Uj. 4 Z Vim' U w d D C N _ Q V The Application for Permit was denied by the Inspector of Buildings for the following reasons: DIRECT APPEAL The Undersigned hereby petitions the Board of Appeals to vary the terms of the Salem Zoning Ordinance and/or the Building Code and order the Inspector of Buildings to approve the application fee permit to build as filed, as the enforcement of said Zoning By-Laws and Building Code would involve practical difficulty or unnecessary hardship to the Undersigned and relief may be granted without substantially dero- gating from the intent and purpose of the Zoning Ordinance and Building Code for the following reasons: SEE ATTACHED SCHEDULE A BERTRAM .HOME FOR AGED MEN Owner. . . . . . . . . . . . . . . . . . . . .NORTH. . . . . . . . . . . . . V Address.??29 . . . . .WASHINGTON. . .SQUARE6. . SALEM, MA 01970. . .. . . . . . . . . . . . . . . . . / Telephone. .(5M). ,7A4.-JPN. . . . . . . . . . . . . . . . . . . . Petitioner. .sAMP . . . . . . . . . . . . . . . . . . . . . . . . . . . . Address,63 TI AL STREET: SALEM, MA Date. January ?P.,. M2, , , , , Tel ne. , (503) 744-0212 . . . .ate. O!, By.) Yf R. SERAFIIVI, SR. , ;4UIRB, Attorney for B RAM HOME FOR AGED MEN Three copies of the application must be filed with the Secretary of the Board of Appeals with a check, for advertising in the amount of. .$65.85 . . . . . . . . . . . . . . . . . . four weeks prior to the meeting of the Board of Appeals. Check payable to The Evening News. f SCHEDULE A The Petitioner is the owner of property in an R-2 zone situated at 29 Washington Square North, Salem, Massachusetts. They are a non-profit corporation, have been in existence since 1882 and have been operating a rest home at the site since 1927. Approximately a year ago the premises were closed for renovations and repairs. During this period the Petitioner, through its Board of Trustees, has had many meetings and discussions with architects, planners, and city authorities. Plans have been drawn upgrading the building to bring the structure up to code and provide for an extension of the premises as shown on the plans filed with the petition. The property itself is a very handsome period property with extended out buildings and yard which has been used for recreation and walks by the inhabitants. The residence plans filed with this application show building renovations and a proposed addition to the building so as to provide a total of 25 bedroom areas (increased from present 22) that can be used to provide additional accommodations to a maximum of 31 elderly residents. The renovations planned would give each bedroom area its own bathroom and bedroom. Congregate kitchen facilities, rather than kitchen facilities for individual units, will be provided. The building is a legal non-conforming structure because it exceeds density requirements, and the use is a legal non-conforming use having existed for many years. Elderly housing is permitted in the R-2 Zone under the auspices of city, state and federal housing programs. The proposed extension under Section V B 10 of the zoning ordinance would require a special permit from this Board in order to enable the Petitioner to construct the addition in accordance with the plans filed herewith. The addition itself complies with all density requirements. The neighborhood is composed of mixed uses. It is bounded by the Salem Common on one side, and other facilities such as Bed and Breakfast accommodations and the Witch Museum are in close proximity. There are several multi-family condominiums on Mall Street, as well as other single and multi-family residences. Parking requirements for rest homes are not specifically set by the Zoning Ordinance. Using the typical requirements for elderly housing in the City of Salem, however, there is more than sufficient parking on site. The area for parking can be increased if necessary. The proposed changes are in accordance with the City's master plan. The proposed extension does not derogate from the intent of the Zoning Ordinance, and is not substantially more detrimental to the public good or neighborhood than the existing structure and use, and the proposed changes will not increase the building or use unreasonably in area or volume. The Petitioner respectfully requests that the Board grant a special permit for the project as substantially shown on these attached plans. , - LGcGeaa� , &WWA_ i c . ie _ a- ---------------- 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 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 VIII 9 F and IX D, grant Special Permits for alterations and reconstruction of nonconforming 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 neighbhood. 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, h} safety, convenience and welfare of the City's inhabitants. 1p The Board of Appeal, after careful consideration of the evidence presented at the i hearing„and after viewing the plans, makes the following findings of fact: 11 . Supportofthe plan was voiced by neighborhs, abutters and others; /H�"' A�/Wn Oct _ .. y.. .�.. _ . . .-- - -� - .. _ �_ _ __ _ .meq«._ _ .. . ; `-� .�__. __ �_. - - --- - � - -- - -� - T - - _ _ ..._. ..-.--.• . ___.�__. C ! � ^�-- � ' - - � - - - — ` - '— ' — �- - - --rT- a: j— __ _ _. _ __ _. �_� _ _ _. __ ._ __ i..r- �,.r?l _ _ __ _ __ . ._. _ . _, . _ ._s �. _ .r �_ � f _ k � i It 1 k _ _ L j I J{I 1 �� _ — _ -1 On- the basis ofthe above findings of fact, and on the evidence presented at the ^;a hearing, the Board of Appeal concludes as follows: -� 1 . Thero osed use of the _ p p property will not be substantially more detrimental that the existing use to the neighborhood; r 2: The releif requested can be granted without nullifying or substantially F derogating from the intent of the district or the purpose of the Ordinance; I - l 3. The grant of the Special Permit will promote the publich health; safety, - S convenience and welfare of the City's inhabitants. zz I �. '� mow} i•, .tc._ .� _ . _ �, . _ ._. d'.,. _ _ ...... .� __.. _...-� .._ . . _.�..., - - - s_ � _. ,- .�_�e-� . - .... _ ... s _ . . _ �.. _. ....__�_...�� r. ._�_ .,_ _...._�.. - .-.. ._...� 4„ { i I ELDER LIVING 10 SOUTH MAIN STREET • TOPSFIELD, MASSACHUSETTS 01983 • (617) 887-3683 INC . December 4, 1989 Assessor's office City of Salem 93 Washington St. Salem, MA 01970 Ladies and Gentlemen: The Bertram Home for Aged Men is a non-profit organization which has operated at 29 Washington Square since 19271' It is currently in the process of being renovated to become a mode—rn'congregate care facility for both men and women. It will be known as the John Bertram House and will offer each resident a private unit - consisting of bedroom/living room and bath. Although residents will have meals together, every effort is being made to maximize the feeling of privacy and independence. To that end, we wish to install individual mailboxes. I am writing to ask your office to approve a change of status for the Bertram Home from "rooming house" to "congregate housing". I understand that if you approve this change and liYtl}1'fil irll 5311 fil {'(3 iIi13Stc'i', We WV1J trlcii UC GIUIC to I cI-civc uciivci y' �v WC individual mail boxes. If there is any additional information you require to make this determination please call me at 508-887-3683. Thank you for your attention to this matter. Sincerely, Wi I a F. Carney, Project9 ager . 1 1• L Yti r .,� r❑ Yltt(1111 Ill `I r - ��p��'Y �,"p��?„ !.c$�v +,N.p•' a V f•' hh�h 3��- �_Y i�,�iytts''X''M, y k Ct( '• y [ m!'noy„% {•le a 9 . aa�� ,t=� U ff� �j� i �a�7,� S� ,�!•` ,V -v:•ly� .1� :m n + � xi 1' SLI' ,� n. F qq p11� 1 . 3 i oltt j IY 1• ,�IO i :.VI 41 • m. ,m `piw'. M �a r '. " ' u1[�1 V a 4 , „� r� tb :�'LlrlVlp� '-4•L � �. � r f In [pl 'nl nl L,<`. 1 m 111 11 •' a r�J vz��f tr;: l t, � '� � � 1� �11� '�`"ItY�1CA I GYRI�Yyr,�•�,e'�� t 11' u�l Wr • 114 t 11 �� -heY i">r.rx, r I I lllrr~Ifr� 1(71 PY J �a n I. � g1p�y2gp kp p I 1 . p I II WON ' II�JIfI�N 4 I{M 2Nm•�� t-. Ip`�IC`4 III•$�k`.'�9�N1YS�iP+25, 1 II ,.N.�si21t��-I ',��1'J� ,III fIFtli�'IYI I ��I�,��IIiI �11�11 .�Rlaa f L. . -•.1 :$ �� e e.gni �1 ��r-i'�"W+•�`,;��5'Iu.Ov�'y(��'�n.�,��°� r��s�r'�'i�F.LY+��'^,Y^�'L'+'.i.�aS¢ 7 'd� S y i 't aa, ,!"hf'f' T f i � , it vST^'x1�yy�, ;r� r• "�" s. . TABLE OF CONTENTS PAGE BACKGROUND/SUMMARY 1 PLANNING PROCESS 1 General Principles of the Plan 3 OPERATING PLAN 4 OPERATING BUDGET 4 DEVELOPMENT PLAN 7 DEVELOPMENT BUDGET 8 RESIDENT PROFILE 9 FEE STRUCTURE/REVENUE 9 MARKETING PLAN 10 FINANCIAL FEASIBILITY 11 BERTRAM HOME FOR AGED MEN PROJECT PLAN September 19, 1988 BACKGROUND/SUMMARY The Bertram Home for Aged Men was founded in 1882 and has operated at 29 Washington Square in Salem since 1927. Until the mid-1950s, as many as 27 residents lived in the 22-bedroom facility. In recent years, however, the home has experienced too low a census to justify continued operation. The last resident was transferred to another facility in September of 1987. From the time the decision was made to close the facility, the Board has been engaged in a planning process to determine how to best fulfill their responsibility as trustees. The planning process, detailed below, has resulted in a decision to proceed with conversion to a modern congregate housing facility for 25 elders at affordable monthly rents. The facility would work closely with providers of health and social services for elders, but would be a residential facility rather than a health-care facility. PLANNING PROCESS In 1987 and early 1988, the Board of Trustees discussed a variety of possible uses for the building at 29 Washington Square in Salem. Having decided to further explore the congregate housing option, they contracted with Elder Living Inc. of Topsfieid to provide professional assistance. A preliminary review of the housing needs of the community and the financial feasibility of a congregate project on that site prompted the Board to proceed with a full-scale planning process in the spring of 1988. As the first step, an Advisory Committee was formed of local professionals who work with the elderly. The purpose of this commit- tee was both to give expert advice on the service needs of local elders and to discuss ways in which the Bertram Home could collaborate with existing service providers to assure appropriate care for future residents. Members of the committee are Janet McAveeney, Executive Director, North Shore Elder Services; Linda Billows, Executive Director, Visiting Nurse Association of Greater Salem; Elayne Hart, Executive Director, Salem Housing Authority; Stan Reczek, Director of Corporate Planning, Salem Hospital ; Bethany Gilboard, Director of Geriatric Services, Salem Hospital ; Jean Marie Rochna, Executive Director, Salem Council on Aging; Norma James, President of the Brookhouse Home, Salem, MA; and Gwen Kopka, Director of Social Services, North Shore Elder Services. L . 2 PLANNING PROCESS (continued) The Advisory Committee discussed the needs of Salem Elders and concluded that affordable service-enriched congregate housing was cri- tical . The members were aware that the market rate for such housing was not affordable to most Salem residents. The committee then discussed what form a public/private response to this need might take. At their May 26, 1988, meeting, the following sources for reduced-cost or lower cost services were identified: Jean Marie Rochna indicated that the Salem Council on Aging could pro- vide residents with transporatation, a nutrition program and a variety of other senior-center activities. Gwen Kopka reported that North Shore Elder Services could offer eli- gible residents case management (care, planning and coordination) , homemaker service, personal care, chore service, and companion ser- vice. Janet McAveeney added that North Shore Elder Services could also fund additional services delivered by the Council on Aging, such as home-delivered meals and social day care. Bethany Gilboard reported that Salem Hospital could supply the Emergency Response System for the project, as well as offer residents membership in the hospital ' s Prime Time and Care Connection programs. She added that the hospital 's planned geriatric unit and residency program would also be of value to some of the project's residents. Linda Billows noted that the Visiting Nurse Association provides not only nursing, but also physical therapy, occupational therapy and speech therapy, social work, hospice service and nutrition counseling. Visiting Nurse Association services are also available 24 hours a day and on weekends. While many Visiting Nurse Association services are provided through Medicare or Medicaid, services not covered are available on a private-pay basis through the Visiting Nurse Association' s affiliate organization, Community Home Care. North Shore Elder Services is also willing to provide services pri- vately to persons not financially eligible for the state Home-Care Program. The committee also offered advice on the important issue of resident selection/exclusion based on level of frailty, viewing this question in terms of ability to perform activities of daily living, rather than ` medical diagnosis. Several persons believed all residents should be able to climb stairs, dress themselves and manage all aspects of per- sonal hygiene. Bethany Gilboard suggested that being able to do these things with coaching and/or supervision would be more realistic. Linda Billows suggested that supervision of medication would be necessary, while others suggested that staff should be available for first aid/life safety. It was pointed out that purporting to provide any medical service would raise both licensing and liability issues. 3 PLANNING PROCESS (continued) Most members suggested that the facility should avoid applicants with incontinence (not self-managed) and dementia (particularly in regard to aggressive or other inappropriate behavior). Jean Marie Rochna and Stan Reczek pointed out the importance of establishing clear criteria for transferring out of the residence prior to admission. Further discussion of appropriate level of frailty at a subsequent meeting yielded more of a consensus. It was acknowledged that many frail elders do not need physical assistance with activities of daily living, but may need reminders or encouragement and monitoring, as well as the safety and reassurance of having others around. Elayne Hart indicated that a number of Housing Authority tenants fit that description and are, therefore, at some risk living alone. She added that in order to make some of the Bertam units affordable to Housing Authority tenants, she would support the use of Section 707 certificates to subsidize rents if the necessary state and local approvals could be obtained. A majority of the committee agreed that the key determinants for admission should be: A. The ability of the Bertram Home and the service agencies involved to design and carry out a service plan that meets the needs of prospective residents, both at the time of admission and for the foreseeable future B. That the prospective resident not exhibit aggressive, hostile or otherwise inappropriate behavior that could be a detriment to the quality of life of other residents Drawing upon the recommendation of the Advisory Committee and others, the Board of The Bertram Home prepared a preliminary program design, operating plan and financial pro forma. The Board then selected Building Diagnostics Inc. (BDI) of Boston to test the assumptions that had been made. BDI agreed to work with Elder Living on a more detailed analysis of demographics and financial feasibility. As part of their contract, they would also critique the management plan and the initial design of the renovated facility. Two models were sub- mitted to BDI for study, a 16-unit model that could fit within the existing building footprint, and a second model for 25 units which would require that an addition be built. The resulting report largely confirmed the assumptions included in the preliminary plans. However, cost estimates were increased in several areas and a study of comparable facilities revealed that facilities with under 25 residents were having great difficulty surviving. BDI concluded ". . it is clear that a 16-unit congregate facility cannot cover renovation and operating costs at rents that are even close to affordable to moderate income seniors . . . ." 4 General Principles of the Project Plan From the planning process, the Board of Trustees reached the following conclusions: 1. The facility should be residential in character (interior and exterior). 2. The facility should not be a health-care facility, either in appearance or function. 3. Those residents who need home health-care services must receive that service from outside agencies. 4. The facility will be directed toward a fragile or impaired population, but one still able to maintain a semi-independent lifestyle. 5. Many of the rooms must be enlarged to offer adequate private space to each resident. Each room should have a private bathroom. 6. The facility must serve a minimum of 25 residents to be finan- cially feasible. 7. To have 25 adequate-sized rooms with private baths will require that an addition be built to the rear of the present structure. 8. The facility will be targeted to a mix of low- and moderate- income persons with the percentage of low income to be largely determined by the amount of outside subsidies that can be obtained for the project (e.g. , Section 707 certificates). 9. All work on the property should comply with the highest stan- dards for historical renovation and be carried out with the advice and guidance of the Salem Historical Commission and the City Planner's office. OPERATING PLAN To achieve a residential lifestyle in the congregate facility, the management program and approach must provide for the security of the residents, support physical , intellectual and social needs of Bertram's residents, and enable the residents to retain their indepen- dence and personal dignity as long as possible. 5 OPERATING PLAN (continued) The varied services delivered by the facility will distinguish its management style from other forms of housing management, such as real estate, hospitality, or health-care management. Services will be subtly supportive and more residential than institutional . The unique challenge of seniors housing management is that services provided are from all three areas of management: Apartment Services: Includes grounds and building maintenance, property insurance, parking, property taxes and utilities. Hotel Services: Includes housekeeping, linens laundered, dining, scheduled transportation and around-the-clack security. Health Services: Such as an emergency call system. The elements of the management program and budget are grouped according to the services provided. The major services fall into the following categories: Administration: Includes marketing and activities planning Housekeeping and Laundry: Includes flat linens and personal laundry Dining Service: Includes guest meals and occasional tray service Maintenance: Includes security and driver for residents Administration: Administration is provided either by an appropriately qualified individual or a management firm with experience in service delivery to seniors. The administration hires and fires all staff, monitors staff performance, takes responsibility for building main- tenance, financial record keeping and secretarial overhead, purchases supplies, is involved in public relations, marketing and admissions policies and procedures. The Administrator reports periodically to the Board and assists them in planning and policy development. In addition to the Administrator, there will be a Facility Manager. He or she will coordinate service delivery to residents, coordinate staff schedules, perform any staff duties when needed, plan stimu- lating and varied activities and recreation for the residents and take an active role in the admissions and care-planning responsibilities. 6 OPERATING PLAN (continued) Housekeeping and Laundry: Weekly cleaning of each unit, thorough cleaning of one unit per week, and daily cleaning of the common areas are budgeted. The plan anticipates that flat laundry is done on site and the resident's own sheets and towels are laundered weekly. Personal laundry of residents is laundered weekly. We have estimated 0.9 full-time equivalents. Dining Service: Meals will be prepared three times a day, seven days a week, and served in the dining room. This will create an enjoyable dining experience for many of the residents who consider it the main social event of the day. The budget assumes that the manager will both supervise and assist with this service. The hourly rates for the food service staff, including benefits, are: cooks at $10.50 an hour, part-time cook helper at $6.80 an hour, and part-time waitress at $6.80 an hour. The total food service staff is 2.1 full-time equivalents and raw food and supplies are estimated at $1.37 per meal . Maintenance: Maintenance, overnight security, janitorial , transportation and grounds are budgeted for a staff of 2.7 full-time equivalents. Overnight staff are on duty 12 hours a day, seven days a week. It is assumed a driver works 15 hours a week and a van is leased for $3,500 a year or amortized over five years. The janitor assists the house- keeper in weekly heavy cleaning of one unit and in a year's time each unit will have had a spring and fall cleaning. Health Services: An emergency-response system will be installed in each unit at a cost of $30 per month. The system may be "Lifeline" or comparable, which is linked to a local hospital . No health-maintenance program, such as nutrition counseling or blood pressure, other health-monitoring clinics or exercise programs are planned. It is assumed that health- education programs led by area professionals will be scheduled by the Facility Manager. Operating Budget: An annual operating budget of $274,400 or $915 per unit per month and a staff of 6.65 full-time equivalents reflects a conservative estimate of the minimum staffing achievable for a facility of this size. Operating expenses at 90% occupancy would actually be $1,017 per unit per month. Detailed staffing and operating projections will be refined as the project proceeds. DEVELOPMENT PLAN The basic goal of the development plan is to renovate the existing building and create a congregate housing facility which meets the current needs and expectations of local elders. This would include Increasing the number of private units from 22 to 25, increasing the average size of units to 340 sq. ft. and adding private baths where needed. To accomplish this will require adding approximately 3,400 sq. ft. of living space. The major design challenge of the project will be to create a plan for the addition of this space, which complements the existing building in form and function. Bedrooms and Baths: The second and third floors of the main building now contain 16 bedrooms, which vary in size from approximately 100 sq. ft. to nearly 400 sq. ft. There are four conventional bathrooms and one three-station lavatory. The two-story annex is presumed to have been built early in this century on the site of the original barn. It contains six rooms plus two baths. The 16 bedrooms in the main house can be combined to create nine to ten good-sized units. Many of the original bedrooms in the main house had been divided in two at some point. In these cases, renovation may only require returning a room to its original size. Conversely, two of the four conventional baths in the main building appear appropriate to be split into two baths each. Three of the new baths needed in the main building will be located in areas where plumbing will be less convenient. The present dining room, kitchen and pantry can be converted to three units with baths. The annex's six rooms are not laid out efficiently, but the total interior space of 2,000 sq. ft. could yield as many as five or six units If completely redesigned. At present there is plumbing only at one end of the annex and no elevator access to the second floor. First Floor (Main Building): The present first floor of the main building will provide most of the interior common space for the residents. The main floor con- tains a formal parlor, a library, a ballroom (most recently used as a billiard room and lounge) and one lavatory. While the main hallway and the library have recently been redecorated, the rest of the first floor requires cosmetic improvements, including paint, paper, window treatment, lighting and some floor refi- nishing. Many of the furnishings will be appropriate in the reno- vated building, but additional furniture and equipment will be 8 DEVELOPMENT PLAN (continued) needed. A second lavatory is desirable. The ballroom will become the dining room, and a new, residential size kitchen and lounge area will be added behind the ballroom. A small commercial-style kitchen is planned in the basement, with dumb-waiter service to the dining room. General Renovation: - The exterior of the building requires some maintenance and minor restoration, including general surface cleaning and removal or restoration of blinds. - Replacement of the existing heating plant is anticipated. - Replacement of some electrical wiring is anticipated. - Replacement of some pipes and plumbing fixtures is anticipated. Parking: White very few residents are likely to be driving their own cars, the provision of adequate parking for the facility is essential . Initial plans call for 9 uncovered parking spaces which would allow four spaces for residents' cars and five spaces for staff and guests. In general , not more than three staff people would be at the facility at the same time. Provision would also be made for additional parking spaces to be created on the property if for any reason the planned number proves inadequate. DEVELOPMENT BUDGET It is difficult to estimate the cost of construction prior to the substantive involvement of the architect and engineer. Nonetheless, a budget had to be established in order to test the feasibility of the project. Using a consultant architect's estimates and submitting these to BDI for review, the following estimates were made: - The common area of approximately 3,752 sq, ft. can be renovated with a budget of $30/sq. ft. , including the heating system. - The circulation area (hallways/stairs) of approximately 2,573 sq. ft. can be renovated at $20/sq. ft. - Individual units are budgeted at $80.25/sq. ft. This figure includes the construction of nine to 11 new units at an esti- mated $125/sq. ft. and renovation of 14 to 16 existing units at $50/sq. ft. , with the necessary plumbing and electrical work Included. 9 DEVELOPMENT BUDGET (continued) - Additional funds have been budgeted for furniture and equipment, site work, parking spaces and site utility hook-ups. With soft costs and financing costs included, the total development budget is $1,128,322. RESIDENT PROFILE The Bertram Home as a congregate facility will provide a service- enriched and supportive setting directed toward a fragile or impaired population, but one still able to maintain at least a semi-independent lifestyle. The facility's focus on a residential lifestyle will be reinforced by the building's exterior and the upgraded features of the interior spaces. Residents will be primarily single, often widowed, and a high percen- tage will have no children. Frequently, seniors who move to congre- gate facilities are need-driven. After a life-crisis event in their lives, either a death of a spouse or a sudden change in their health, they may not be able to obtain support services at home or from their family and look for the subtle supports of a service-enriched, resi- dential community. All of the units will be studios; consequently it is unlikely that many of the units in the facility will have double occupancy. The units cannot be expanded beyond an average of 343 square feet without incurring loss of a significant number of units and revenue. To reduce the concern of neighbors that many units could be double occu- pancy, the Trustees have agreed to limit double occupancy to 1/4 of the units (or six) . In regard to income, the facility hopes to serve a broad range of incomes, by using available public and private subsidies. For planning purposes, it is projected that at least 1/3 of the resi- dents will be eligible for public housing, approximately 1/3 will be marginally ineligible due to income or assets and 1/3 of the resi- dents will pay the market rate for units. In regard to level of impairment, all residents will meet the criteria agreed to by the professional Advisory Committee (see page 3). 10 Subsidized (Bertram Only): Average revenue = $1,100-$1,200/mo. These units (1/3 of the total ) would be targeted to persons just above the eligibility level for public housing. Unsubsidized: Average revenue = $1,400/$1,500/mo. These units (1/3 of the total) would be at market rate. They are targeted predominantly to persons with total incomes of $25,000 to $35,000. In the Salem area, this may be an individual with the median income plus proceeds from the sale of an average home. Though Salem elders have a lower percentage of home ownership than any other North Shore community, 44% of Salem elders do own homes and the median selling price is currently $163,000. Persons in this situation could be ineligible for public housing, but clearly not able to afford either a modern retirement com- munity or a nursing home. MARKETING PLAN Referral Sources: Because we believe the potential residents will be somewhat older and frailer than the usual elderly housing tennant, our initial target is professional referral sources: hospitals, physi- cians, the Visiting Nurse Association, Home Care Corporation, Council on Aging and the Housing Authority. As a result of the formation of the Professional Advisory Committee, most of these referral sources have already played an important role in planning the facility and its services. During the construction phase, the committee will be soli- cited for current referrals, who in turn will receive a brochure from the project. Physicians will also receive a mailing. Sales Staff: Elder Living will handle early inquiries from potential residents, but as the facility nears completion, staff will be hired to be available seven days a week. Some of the future facility staff may be used for this function, with proper training and supervision. This would allow more flexibile assignment of duties when the facility opens. Press Releases: Elder Living will issue press releases periodically throughout the development process to increase community awareness of the project. Printed Material : The project will require a brochure for mailing and distribution through referral sources. Additionally, more detailed information on the contractual obligations of the facility and the residents will be prepared. Advertising: At this time, local newspapers are expected to be the only mass medium used for advertising. 11 MARKETING PLAN (continued) Budget: The project has budgeted $3,000 per unit for marketing and sales. Given the history of the Bertram Home as an all -male facility and the area' s lack of familiarity with congregate housing, a signifi- cant marketing budget is needed. FINANCIAL FEASIBILITY As a private, for-profit development, this 25-unit congregate facility with average rents of $1,200/month would not be an attractive investment. There is a projected negative cash flow until 2003. However, the Bertram Home is in a position to make the project work: - The land and building at 29 Washingtin Square are owned without mortgage. - The Board is prepared to provide below-market-rate financing for the project. - The Board is prepared to cover the annual negative cash flow at the level projected. - There is strong support for the project among local health and social-service agencies. r } �d Chi# oftt1em, C ��ttchu5eft Aire Pepartmrnl 3;ieabquarterz RfcL.ox[ 48 36fnlgefte �ifrrrt Joseph F. Sullivan *aLem, lea. 01970 Chief City of Salem Re: 29 Washington Square North Board of Appeal Bertram Home for Aged Men One Salem Green Hearing date: February 22, 1989 The property located at #29 Washington Square North has no current compliance with the provisions of Chapter 148, Section 26E, Massachusetts General Laws relative to the installation of automatic smoke detectors. The Salem Fire Department has no objection to the granting of a Special Permit to allow construction of an addition and to increase the number of unite from 22 to 25 at this location subject to the following conditions: 1. Plans for the proposed construction are presented to the Fire Prevention Bureau for approval prior to the issuance of a building permit. 2. The proposed construction shall conform to all applicable provisions of the Massachusetts State Building Code, 527 Code of Massachusetts Regulations, the Salem Fire Prevention Code, the Salem City Ordinances, and Massachusetts General Laws relative to fire safety. 3. A determination of the applicability of Massachusetts General Laws Chapter 140, Section 22, relative to "Lodging or Boarding Houses" and it's bearing upon the requirements of Chapter 148, Section 26H relative to sprinkler systems be made, and presented to the Fire Prevention Bureau 4. The applicant shall arrange for an inspection by the Fire Prevention Bureau upon completion of the work. Si ed, g �1 Robert W. Turner, Fire Marshal VNAVISITING NURSE ASSOCIATION OF GREATER SALEM , INC. Edith Harman Linda A. Billows Chairman President February 15, 1989 To Whom It May Concern: The Visiting Nurse Association of Greater Salem, Inc, has been providing home care to residents of Salem for ninety-one years. This involves over 35,000 home visits to approximately 1,500 individuals a year. Visits include nursing, physical therapy, occupational therapy, medical social work, speech therapy and home health aide. A majority of our clients are residents over 65 years of age. Many of our clients would prefer and benefit from the option of a congregate housing facility. Benefits of congregate housing would include meal preparation, activities, maintenance services and 24-hour security staff. I participated in the community advisory group where there was strong support for the project. The Visiting Nurse Association strongly supports the project and would be available to provide nursing visits, rehabilitation services, as well as assistance with personal care. I urge your support for the renovation and reopening of the Bertram Home for Aged Men on Salem Common. Sincerely, Linda Billows President SHETLAND OFFICE PARK/27 CONGRESS STREET/ SALEM, MA 01970/(617) 745-9050 CouPS. l �,cnw°i4 Ona 1153 Ran it Aging i Cit of Sa 89 a FEB 3 20 5 BROAD STREET SALEM, MASS 01970 RECEIVED 744-0924 CITY OF sALEMAASS, February 14, 1989 James Fleming, Chairman, FEB 1 %' 1g8Q D Zoning Board of Appeals C17 City of Salem Y �F OneSalSalem Green MA SA FFC6M Dear Jim: On next Wednesday, February 22, the ZBA will be considering an application of the Bertram Home for a special permit to build an addition on their facility at 29 Washington Square . I highly support this application . Salem has more than 8400 senior citizens . While the demand for elderly housing is great , ( the housing authority has a two and a half year waiting list ) the problem is most critical for those elders who are no longer able to live alone . In recent years the Bertram Home and Ivy Manor , both rest homes, were closed . It has become increasingly difficult to operate such facilities effi- ciently. But , rather than disband or move elsewhere , the trustees of the Bertram Home have developed a plan which not only meets an immediate need in Salem, but also could serve as a model approach to caring for older people in the future . By including community agencies that serve our elders both in the planning stage and in the future operation of the project , I believe the John Bertram House has the potential to make a very important contribution to the community. I am sorry that Z will be out of town next week and, therefore, unable to speak in favor of this application at your meeting . However , I hope you will enter these comments in the records . In closing, I strongly urge the board, in their wisdom, to support this project for a better quality of life for Salem' s seniors . - Sincerely, can Marie Rochna Executive Director JMR/sc "DEDICATED TO THE DIGNITY OF ALL" yrgyv U» rd ; �vl q \\ ` ;i41 q@f q�2 \ a• , L c aa©Eta st 2soL .q qmQ # #q7a i Citp of Oalem, onoubuzetto Office of the Citp Council f Q �itp CaCC VINCENT J. FURFARO WARD COUNCILLORS COUNCILLORS-AT-LARGE PRESIDENT 1989 1989 GEORGEA.NOWAK DONALD T.BATES JOSEPHINE R. FUSCO KEVIN R.HARVEY FRANCES J.GRACE CITY CLERK VINCENT J.FURFARO NEIL J.HARRINGTON LEONARD F.O'LEARY GEORGE P.McCABE JEAN-GUY J.MARTINEAU SARAH M.HAYES MARK E.BLAIR February 22 , 1989 James M. Fleming, Esq . Chairman, Salem Board of Appeal One Salem Green Salem, MA 01970 Dear Mr. Chairman: Although I will not be able to attend the meeting of the Board of Appeal this evening due to a scheduling conflict, I write to support the concerns of the abuttors and neighbors of the Bertram Home for Aged Men relative to the Home 's request for a special permit and extension of nonconforming use at 29 Washington Square . Due to the historic nature of the neighborhood in question and the existing premium on space in the Mall St./Williams St. area, it is my belief that the Bertram Home's renovations ought to be undertaken without physical expansion of the Home itself. Thanking you for your kind attention to this matter, I am Sii c`�y Yours , 9i . NEIL J. fIARRINGTOKc Councillor-at-Large yrs cn y a v �DND.T Cite of Oatem, a� rcit Office of tide (fit cou t E Q citp jball8 Z 25 PH '$ VINCENT JFfjj"A 'C '�,C WARD COUNCILLORS . Q COUNCILLORS-AT-LARGE PRESIDENT SALIN,h4AS$'. 1989 1989 GEORGE A.NOWAK DONALD T.BATES JOSEPHINE R. FUSCO KEVIN R.HARVEY FRANCES J.GRACE CITY CLERK VINCENT J.FURFARO NEIL J.HARRINGTON LEONARD F.O'LEARY GEORGE P.MCCABE JEAN-GUY J.MARTINEAU SARAH M.HAYES MARK E.BLAIR February 22, 1989 Mr. James Fleming, Chairman Board of Appeal One Salem Green Salem, MA 01970 Dear Mr. Fleming and Members of the Board: I am writing in regards to the Special Permit request of the Bertram Home for an extension of a non-conforming use and an increase in density of the existing building. Many of the abutters to the home have contacted me and have voiced disapproval of the petition due to the feeling that the increase in activity created by the passing of this permit would affect adversely an already crowded and conjested neighborhood. `'The neighborhood feels strongly that the mission of the Bertram Home is highly commendable and understands the need in the city for elderly housing, however, the abutters would feel more comfortable if the existing footprint could remain the same and house the three addi- tional proposed units . I conclusion, I urge the Board to give strong consideration for the difficulties that the immediate neighborhood may encounter if the special permit is granted. I would appreciate your support in the matter. Very truly yours , KEVIN R. HARVEY COUNCILLOR WARD TWO.- , • f:Y^ Salem Common Neighborhood Association t P.O. Box 8608 Salem, Massachusetts 01971-8608 s o0 a�em Comb` February 22, 1989 Salem Board of Appeals One Salem Green Salem, Mass 01970 Gentlemen:, The Salem Common Neighborhood Association is hesitant regarding the petition of the Bertram Home for Aged Men. It is our general policy to oppose any increase in density per our enclosed unanimously member approved Statement On Zoning And Planning. Due to our concern for increased density we specifically question the appropriateness of the petition asking for a special permit request rather than a variance. We appreciate the Bertram Homes cooperation in our two meetings with them but we remain consistent in our concerns and thank you for your consideration to them when making your decision. Sincerely, Joan N. Nestor President 1988-89 C Zv JLI v oc%v a �� Lam. � �� ..> ��- � � � � mss �'u� , °� �� . ��c�� Salem Common Neighborhood Association ,,tl•�f ift�;l » P.O. Box 8608 Salem Massachusetts 01971-8608 a�em Comte 11 Our Issues Committee, which is open to all members of the Association, has formulated the following policy statement over the last few years. It was presented to our general membership in August cf 1980' for review and comments . Having carefully considered the input received the Issues Committee made soSie revisions and tele stn amen was subsequently published and distributed in our :?arc's 1937 newsletter, Around the Common. The foll-)wing policy statement was approved by a unani-nous vote at a general meeting of the ogle:m Common Neighborhood dssociaaon on hIay 12, 1937 . It represe-^ ;s our position on questions gelatin,- to zoning and plarninS in our nei.-hborhood. Statement on Zoning and Planning The Salem Common Neighborhood -Association believes the following points and urges their careful consideration and use by the City of Salem and its agents. especially the Board of .appeals and the Pianning Board, in the course of their deliberations: 1. That the residential character of our neighborhood be maintained with no additional non-conforming commercial uses being permitted. 2. That the existing R-2 (Residential, two-family) zoning and density requirements be maintained and enforced. 3. That the parking congestion and traffic problems in our neighborhood be considered in all future planning and development. 4. That landscaping such as lawns and trees and streetscapes including facades and fences are important to the quality of life in our neighborhood and should be encouraged, enhanced, respected and maintained. 5. That the historical nature of our neighborhood be encouraged, respected and maintained. MARY FIELD GOUBEAU 23 WINTER ST. SALEM, MASSACHUSETTS 01970 61' ( 0 C � t JL i • I � t ♦ �C' • .+ w� CI-Lr � aAV\ �, WQJ�- �O l l r i �— wW 1� /_r'/� l0-��6 �✓_al_� ex _resS �y Ga_v(_v_�'GG_zr.� l�•.� 1-'�e . /✓�o�.a_d=��J o�r�e,�'l_-t'cv-�S�z, a.!_��v�•N �-� C9n� �o�i�cr�-� *vrre P 1-�•�C_ — GCMS_V_r��!'O'n - � l-Il- AScr✓`GPiv� S�a G� _G_Gt^S f_Y V G�j'tx.��,v_t_l l e�-es�,-a�r ��c.. a.v_c.�i-�-e_c_/{_v_✓—'atil y Y�e.1-d'aS� e rt_lncu.�r._e_ �-l_�_ 1 t_lr_e_s—v_-� J-G-cU..�l_ci�e.�srv_t_c�✓ 1-L� 7-K -- rK y_s �K(.0 �► o1clS� �i-e,_Z �Z—�1_c�e�s.�sct�.Z v�sf�---- G-3 hv - - l� w�l1✓cwrs .S'f' -, . ,, � r ,��1 ,ti. .` - . J`T 1 �' t� — ..J•. � � � _ •� i � � Z. r f ., .: ... ,. .. . � 1i 1 �_ i r � <" 1 1 � ,. � A )... '4 �i i r\ r \ \ .J f �_1J"'� �' � � � � " � + �i I � r r ..: � •'• . . i \ � ' ` � s 1 .. -+ ' \ _ + d .. i ,} `./ ' ].��` t _ 1 _ `d� `3'� '� S J it •� � � S t j 11 . } � ,' �. _` � i <� �- . . � � �� "� � i. f � l � ' �I ...� � - �.,_� f] � , � ` � ,� '1 . t5 �� S-1 N C� J i tow -� y,p� �2 <Ren L Oft�? VStY vT 4L Pycj 4 I Li ,� AJA I i Board of Appeal City of Salem Salem, Mass . February 22; 1989 Dear Sirs ; As an immediate. abutter . to the Bertram Home for' the. Aged . at 29 Washington Souare North, I ,wish to communicate to the Board of Appeal my opposition to the proposed changes regarding .that property,' particularly the addition of another:"building on what is now one of the few pieces of open green space around the historic Salem Common. I believe that the proposed changes would- be inappropriate' for such ' an historic piece of property ;facing' the Salem Common and that it would significantly alter , its ,-historic appearance:" Incaddition,' the proposed 'ehanges would also contribute to " the density and traffic congestion of an area already overwhelmed by .traffic: As a resident of a property' on Mall St . , facing the Bert.ram.,Home yard, 'I already encounter substantial traffic and • pWrking-,,problems . I would greatly appreciate your serious consideration of my oppo§ition. Sincerely yours, Milton M}? Ida, Silva-Mai S ' y t , " � / � IJi, �. �! � . i � � � / � v � � �� E � _l�� i /i !�ac/' i !/ lig / /i. i � i / / �/ �� '� /._. ii�� /��'� !I / s / � / r i/ v.�_ . � .� �� .... � _ �� / , / .� ��. -- � � �� i � � �.�% � fes. _ i � - ��. A�1 � / / � �.� _. / � I , ' i .�. ' i _ _ .� // � .'. - / � � 7 � /% �� a...� � � i. i,� i � l�� / �� i� " / i i � / � �� / � / / / ��'i / t �� E; •� 4 � � �n • -.. .4 �* � .tom � 4� * � � r , �;\ ` .. ate- �* a J a\ �. _ ;I _ • _'ccs' , `. _- ` .. _ \ n `� . ♦1 'V 1 ' }.�� . l \ _� , ,1 � �` 4'� � � � -♦ s ,.� r �c, _ � .. *. � ,, � ._ �� •, -r. ,.a _ � �, ' t � 1 � \ .. .t •— .� \ _`, •— I� - ------ I — �.^_Y�-,J�e�JC1,.. _�L,rLV(u'u�-� Inc�-�_q�*LNr1t� -- i�a^w111 _ A�e. . rn_ L., Jr" ��.c �[xcQ-ijo,"" pro-M ��- e`c�-` I �( (( 1 t �l 'FKW \Y K -4ttl .) J I /J 7 ac. _ . tons �._.a�,.`y.aGra_ � 0.1.E-. _4lu-rec�,/_u,�n- t�� -- J�ct"Lt/Zr qr�, -V�6!^_ t .S. _ I�w'p lnc✓S(aQ'\ ` c, _C�vN 4. � d-esk]C'�'L.ac�1� la' t' (nln.lJ.. . �45�LL._ ?LYG;-- -p�-�C»�eC� -•- - I ----- _ r r r - - -- --- -- --- ` ter-- ?Y-OUQu -_ wtkl - - 1 � - 4dradcam.11 l�Otil - .V - - tl./ . ��c. �Vl-I1V'C_�_�4.9ac LL _ ... -�' - 4 LOP - - - — 3 4�_ w�kCdZ - _.- - - - elk LZ i s _ s �r�c u�':_ c +L► b+4 acew - ------------------ ---- S y s t ac 9p9 -12 Y i G f Pig ;70 . .F F 1� - - . , )2--6t _ _ __��. � ; ter.�, — _ - - � . -�� w_ r /.� - -- ,rpt- �- % f� ��,�•�,., . �.- �.-, -.� �.., (.�rv-�.c-�-c� /h�- ��l.,N.r-:..� cam . _�-cJ�e ��i�Q. _'hI �Go CJ ��" - - im..o�,��,��.,s��r-/rs�-�n.� .ism_ri�� _ tae /Yn.Q-��C Gc�GC GQ�C/�W'r"ci /h-o.�"� �./Jt�+9 ./f�^t-!- _ _ _ �?r G _ _ .- - �S' - � Q� � _�-�,-c. ate.-.�P c�,-e � - - �o . - - - - - - - . .- __ --- - - - - - 0, J, �Ar We the undersigned are abutters or neighbors in close proximity to the property at 29 Washington Square North, also ]mown as The Bertram Home-for Aged Men. After thoughtful deliberation, with all due consideration towards the proposals put forth, we oppose these proposals for the following reasons: 1. Increased traffic and. density in an already congested neighborhood. 2. Destruction of the character and integrity of a National. Historic Register property. 3. Elimination of one of the last remaining green spaces, therefore deteriorating quality of life and property values in the neighborhood. NAME AND ADDRESS 3. 4. 1a cJ k( rx t — IN AAM, �. lk 6• wie✓ "T �J�lii : $ 9. _ k Cis Sf to. U) v� 4Ts. (to w C= n� a4. ^,j Ca _ 6i 15. Q 16. ' 17. 13. We the undersigned are abutters or neighbors in close proximity to the property at 29 6Vashington Square North, also lciown as The Bertram Home for Aged Men. After thoughtful deliberation, with all due consideration towards the proposals put forth, we oppose these proposals for the following reasons: 1. Increased traffic and density in an already congested neighborhood. 2. Destruction of the character and integrity of a National Historic Register property. 3. Elimination of one of the last remaining green spaces, therefore deteriorating auality of life and property values in the neighborhood. NAPS AND ADDRESS 2. Z. a. 7 Yu zkl( s._ -- 9. k S_ — ----44 13. � M1.4 --- -- 0 r ' a - We the undersigned are abutters or neighbors in close proximity to the property at 29 Washington Square North, also ]mown as The Bertram Home-for Aged Men. After thoughtful deliberation, with all due consideration towards the pronosals nut forth, we oppose these Dronosals for the following reasons: 1. Increased,traffic and density in an already congested neighborhood. 2. Destruction of the character and integrity of a National Historic Register property. 3. Elimination of one of the last remaining green spaces, therefore deteriorating quality of life and property values in the neighborhood. NAPE AND ADDRESS 2. 5�, ZIP 3. —o✓ Aw 4. �,�� Le ly Lc iii / o Z2 6. 7. - 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. We the undersigned are abutters or neighbors in close proximity to the property at 29 Washington Square North, also known as The Bertram Home 'for Aged Men. After thoughtful deliberation, with all due consideration towards the proposals put forth, we oppose these proposals for the following reasons: 1. Increased traffic and density in an already congested.neighborhood. '2. Destruction of the character and integrity of a National Historic Register property. 3. Elimination of one of the last remaining green spaces, therefore deteriorating ouality of life and property values in the neighborhood. NAA'E AND ADDRESS 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. a 15. 16. 17. 18. ; We the undersigned are abutters or neighbors in close proximity to the property at 29 Washington Square North, also known as The Bertram Home-for Aged Men. After thoughtful deliberation, with all due consideration towards the proposals put forth, we oppose these proposals for the following reasons: 1. Increased traffic and density in an already congested neighborhood. 2. Destruction of the character and integrity of a National Historic Register property. 3. Elimination of one of the last remaining green spaces, therefore deteriorating auality of life and property values in the neighborhood. NAME AND ADDRESS / L 2. 3. 4. S. 6 7. 8. 9. 10. 11. 12. 13. ; 14. is. 16. r 17. 18. BR I D I U392 4 os. s 32 35� 37 716 • �o I 3300 2B0 97// 28 3 36 41 S9 /600 2;/74 rn I„650 w Bt - 111-39 X06 w 105 � I w4 � 3 ao E E T 170ao 300 a x 170 4a 40 00 1 e Ito I•• 162 1a0 � �_0 1 1N 15Y-1 140 1 21.0 13e Ia! 1640 R 0 U T E 1 07 - aT 147-151 IP - soal 104 q�9IT � / O d • /9 0• `o ip 0 A /Q/ S. ♦ o hq y aa00 xB6 t/ sags a/>> Y q/2 i °b >qo � g 8T l l O \ a /FS /� '�Bp ice' o �Y 1�4/�Oq • a/OIT l l 6e VA IF �/ //0 / 3ep /" y i 6g53 sag � / • Y P �t�s4 P sy/?a ti ?saB /7930 /�9 ' " 7n B /S eti 9>"P 2io�e 2i �"y O - 2605 6 Z v 1 /7l Spo 3 so28i ~ Y 2 / 00/ Y o ni IYa- 6350 Y IS/ •os LEASA a - /S X3 373 56/O 29 1 � 9 0 O / 3aStd // eo-a 90- • 4000 •0-e 56 4591 :5 - 51 76 57 n , - t1 e5 as •1 /Y W A S H I N G T 0 N 0 S 0 . N 0 R T H 40 •7-` i ! SALEM COMM pnl ----- ------- 770 D, OF ASSESSORS - - - - ' ( �S,.J� PAGE: 1r (� G7'IY HAL.L. L SALEM, MA 01970 <_ CERTIFIED ABUTTERS LIST 1 7 -------- SFJBdEC-�PERT.V. " PROPERTY ADDRESS: 0029 WASHINGTON SQUARE NO ASSESSED OWNER BERTRAM HOME FOR AGED MEN fi MAP LOT SUFF PROPERTY ADDRESS ASSESSED OWNER MAILING ADDRESS ° 35 0079 0000 WASHINGTON SQUARE Sit SALEM CITY OF SALEM COMMON 12 — – 35-0017 nnJ n044 1111 1 TAMS STREET Ilan SMITH AI I F"N L 14 1-1111 .LAL'IS.–&T_UA1__1 13 DUCHAINEY DENISE SALEM MA 01970 14 35 0017 802 0014 W.ILLIAMS STREET UA2 EVANS JONATHAN C 14 WILLIAMS ST U2 15 RANDY W - 35 0017 803 0005 MALL STREET UB1 FARRE:L.L PETER A 5 MALL ST U61 NANCY HUTTON SALEM MA 01970 �— 18 f117 gD --QQnS MA1 I RTRF'F-T�,j_P.'� ppgil lle MTI T1�N M 5 MALL STS UBS I4 —35—Q - SALEM MA 0'1970 35 0017 805 0012 WILLIAMS STREET UC1 RAMSEY DAVID T 3 FARR.INGTON LANE — HAMILTON MA 01936 35 0017 806 0010 LJ.ILL..IAMS STREET UC2 RAMSEY DAVID T 3 FARRINGT( N LANE HAMILTON MA 01936— ✓✓✓/ "_ 3 7 8 00 2 1JILLIAMS STREET UC3 BURKE STEPHEN V 12 WILLIAMS UC3_ ✓ SALEM MA 09.970 Ni 35 0017 808 0010 WILLIAMS STREET UC4 RAMSEY DAVID T 3 FARR:INGTON LANE HAMILTON MA 019.36 _ as 35 00'17 809 0012 WILLIAMS STREET 1/2 UDI .JENK.INS LINDA H 1 SASALEMEM WIL.I_.IMA U'197700 ST UD1 _a 0 35 0017 810 0012 WILLIAMS STREET 1/2 UD2 RAMSEY DAVID T 3 FARRINGTON LANE HAMILTON MA 01936 35 0106 0008 MALL` STREET REDWINE NORMA JEAN 8 MALL STREET SALEM "' -- 35 0107 0006 MALL STREET PAL.APIARA JOSEPH JR 6 MALL ST is ELIZABETH M SALEM MA 01970 35 0109 0031 WASHINGTON SQUARE NO WASHINGTON SQUARE NORTH TR THE _ 33_ WASH:INGT'ONSQUARE_NORTH --- -- WILKINSON JOHN F TR SALEM MA 01970 / - '" 35 0110 0005 OLIVER STREET PARGA RAMON 5 OLIVER STREET +n MADELINE A SALEM MA 01970 " -- ---- 35 0128 0008 WILLIAMS STREET' WASHINGTiIN SQUARE IYORTH TR THE FARR.INGTON LANE / C/O RAMSEY DAVID & JEAN HAMILTON PIA 01936 / STREET HOE-Y WTI ' IAM B JR 11 RUSSET LANE_._ ✓✓✓ 35 01 -'9 I_ MALL LY'NNFIELD MA 01940 ' 35 0130 0025 WASHINGTON SQUARE NO GAGNAN GEORGE A 1 SOUTH SHORE AVE AGNES _ _— PEABODY MA 01960 G-� e� D Citp of Oatem, A[amsacbagetto Office of the Citp council f Aa cite WU VINCENT J. FURFARO WARD COUNCILLORS COUNCILLORS-AT-LARGE PRESIDENT 1989 1989 GEORGE A.NOWAK DONALD T.BATES JOSEPHINE R. FUSCO KEVIN R.HARVEY FRANCES J.GRACE CITY CLERK VINCENT J.FURFARO NEIL J.HARRINGTON LEONARD F.O'LEARY GEORGE P.McCABE - JEAN-GUY J.MARTINEAU SARAH M.HAYES MARK E.BLAIR February 22 , 1989 James M. Fleming, Esq. Chairman, Salem Board of Appeal One Salem Green Salem, MA 01970 Dear Mr. Chairman: Although I will not be able to attend the meeting of the Board of Appeal this evening due to a scheduling conflict, I write to support the concerns of the abuttors and neighbors of the Bertram Home for Aged Men relative to the Home's request for a special permit and extension of nonconforming use at 29 Washington Square. Due to the historic nature of the neighborhood in question and the existing premium on space in the .Mall St./Williams St. area, it is my belief that the Bertram Home's renovations ought to be undertaken without physical expansion of the Home itself. Thanking you for your kind attention to this matter, I am Si/cerely yours, 0� /� NEIL J. flARRINGT Councillor-at-Large Citp of *a[em, faaarbuoetw Office of the QCitp Council 1�IAq QCitp CaCC VINCENT J. FURFARO WARD COUNCILLORS COUNCILLORS-AT-LARGE PRESIDENT 1989 1989 GEORGE A.NOWAK DONALD T.BATES JOSEPHINE R. FUSCO KEVIN R.HARVEY FRANCES J.GRACE CITY CLERK VINCENT J.FURFARO NEIL J.HARRINGTON LEONARD F.O'LEARY GEORGE P.McCABE JEAN-GUY J.MARTINEAU SARAH M.HAYES MARK E.BLAIR February 22 , 1989 James M. Fleming, Esq . Chairman, Salem Board of Appeal One Salem Green Salem, MA 01970 Dear Mr. Chairman: Although I will not be able to attend the meeting of the Board of Appeal this evening due to a schedulina conflict, I write to support the concerns of the abuttors and neighbors of the Bertram Home for Aged Men relative to the Home's request for a special permit and extension of nonconforming use at 29 Washington Square. Due to the historic nature of the neighborhood in question and the existing premium on space in the Mall St./Williams St. area, it is my belief that the Bertram Home's renovations ought to be undertaken without physical expansion of the Home itself. Thanking you for your kind attention to this matter, I am Si cerely yours , NEIL J. ARRINGT Councillor-at-Large Citp of Oalem, A[aaarbusetto Office of the Citp Council �� QCitp �aU WARD COUNCILLORS VINCENT J. FURFARO COUNCILLORS-AT-LARGE 1989 PRESIDENT 1989 GEORGE A.NOWAK DONALD T.BATES JOSEPHINE R. FUSCO KEVIN R.HARVEY FRANCES J.GRACE CITY CLERK VINCENT J.FURFARO NEIL J.HARRINGTON - LEONARD F.O'LEARY GEORGE P.McCABE JEAN-GUY J.MARTINEAU SARAH M.HAYES MARK E.BLAIR February 22 , 1989 James M. Fleming, Esq. Chairman, Salem Board of Appeal One Salem Green Salem, MA 01970 Dear Mr. Chairman: Although I will not be able to attend the meeting of the Board of Appeal this evening due to a scheduling conflict, I write to support the concerns of the abuttors and neighbors of the Bertram Home for Aged Men relative to the Home's request for a special permit and extension of nonconforming use at 29 Washington Square. Due to the historic nature of the neighborhood in question and the existing premium on space in the Mall St./Williams St. area, it is my belief that the Bertram Home's renovations ought to be undertaken without physical expansion of the Home itself. Thanking you for your kind attention to this matter, I am Si cerely yours , NEIL J. ARRINGT Councillor-at-Large r Citp of 6a[em, Ab0oarbagetto Office of the Citp Council QCitp fall �4MIN6 VINCENT J. FURFARO WARD COUNCILLORS COUNCILLORS-AT-LARGE PRESIDENT - 1989 1989 y, GEORGE A.NOWAK DONALD T.BATES JOSEPHINE R. FUSCO KEVIN R.HARVEY FRANCES J.GRACE CITY CLERK VINCENT J.FURFARO NEIL J.HARRINGTON LEONARD F.O'LEARY GEORGE P.McCABE JEAN-GUY J.MARTINEAU SARAH M.HAYES MARK E.BLAIR February 22 1989 James M. Fleming, Esq. Chairman, Salem Board of Appeal One Salem Green Salem, MA 01970 Dear Mr. Chairman: Although I will not be able to attend the meeting o.f- .the Board of Appeal this evening due to a scheduling conflict, I write to support the concerns of the abuttors and neighbors of the Bertram Home for Aged Men relative to the Home's request for a special permit and extension of nonconforming use at 29 Washington Square. Due to the historic nature of the neighborhood in question and the existing premium on space in the Mall St./Williams St. area, it is my belief that the Bertram Home's renovations ought to be undertaken without physical expansion of the Home itself. Thanking you for your kind attention to this matter, I am Si cerely yours , NEIL J. ARRINGT Councillor-at-Large 0Salem Common Neighborhood Association �.JAP.O. Box 8608 Salem, Massachusetts 01971-8608 February 22, 1939 Salem Board of Appeals One Salem Green Salem, Mass 01970 Gentlemen: The Salem Common Neighborhood Association is hesitant regarding the petition of the Bertram Home for ,aged Men. It is our general policy to oppose any increwse in density per our enclosed unanimously member approved Statement On Zoning And Planning. Due to our concern for increased density we specifically question the aprronriateness of the petition asking for a special permit request rather than a variance. We appreciate the Bertram Homes cooperation in our two meetings with them but we renain consistent in our concerns and thank you for your consideration to them when making your decision. Sincerely, Joan N. Nestor President 1983-39 y Salem Common Neighborhood :association ,,,, ,,.,.•,- P.O. Box 8608 Salem, Massachusetts 019-1-8608 rayem C00�Jo Our Issues Committee, which is open to all member: of the Association, has formulated the foliJwing policy statement over :he lam^ t few years. It was presented to our general membership 1 August of 1936 for review and comments . 3avino car__'u1'_y considered the input received tale Issues CQmmittee made some revisions and t:'te 3t=--,adent was subsequently public::^ed and distr_buted in our "ar .- 1337 newsletter, 'hound the Common. The following policy state.-nent was approve:i by a unani=!ous vote at -a seneral meeting of the "o. .mon Neighborhood d33oci371oa o_1 i'1a✓ 12 , 1?87 . It represents our position or. questions to zoning and plan^in ,_r nei�:ncorhood. Statement on Zoning and Planning The Salem Common 'Neighborhood Association believes the following point and urges their careful consideration and use by the City of Salem and its agents. especially the Board of Appe•.ils and the Pianning Board. in the course of their deliberuioas: 1. That the residential character of our neighborhood be maintained with no additional non-conforming commercial uses being permitted. ?. That the existing R-2 (Residential, two-family) zoning and density requirements be maintained and enforced. 3. That the parking congestion and traffic problems in our neighborhood be considered in all future planning and development. 4. That landscaping such as lawns and trees and sweetscapesincluding facades and fences are important to the quality of life in our neighborhood and should be encouraged, enhanced, respected and maimaiaed. 5. That the historical nature of our neighborhood be encouraged, respected and maintained. 41 t7� le, 2- 4 CCC Ck4 ^ e . P Ao Xp ti Za V Q v e� Ll f - -- — ----- -- / '—_�ov 1- �-Y-O�od2Z—_a..�Zr'�'�--ern-� a.l_�e✓_o.�,'ar.-- )v _- ��e.,�..�ycr�-t /wv_—_v+ rr --/ U'1-C `f ---�- t/--- - ---- --t _lr L✓�_Q T---- ---.Qecj e.LT iv V � -l�lT ✓ -� �„/v1. . -C1 --GCMS_�r_ac��p✓�----wt( ( Gu..u_k_2�atr_r- !n_c�r'3-�j--Z.,�.4��c�,,..uf� s_ t cv 6�eM---�o�✓ lG v n_y__ ✓ n }�.� w !_l�r/otn r�__1-.�✓L.0�� zy - --- '' P/ra�/n' 4 �c.f- __1,,,_� l l ��t�.cr- _ori___at�• � �'`/,t��—_c�r-tP.�.�_ __s pmv�-(' -- L 12 - _ CC41 s vc,L�'ak-- Lv r l ---CZS ru�r ---� �G - --0.v�/�• r _ Gc_Tv-✓ o•.l -. _ ..(�Yit.�facj ---- J-� G• _. ._�i v., l �.✓,,�Y---w_ Gta-- /—ra--des —��_-_er„1.�-e.��----Z`�° ---� D�-e.�..----►=n��^w,--�v/��----Z�,_e.lv�.e,,L - ----- �v. �wr.-v-r�� ..-_U_� �t�s_�✓t_CN�/t9-- 56��-Ylr'!'�=Su-�---�u�lc�-= r S-, I e ele c CL z_ �P_ ff l! tee' , i Board of Appeal City of Salem Salem, Mass . February 22 , 1989 Dear Sirs : As an immediate abutter to the Bertram Home for the Aged at 29 Washington Scuare North, I wish to communicate to the Board of Appeal my opposition to the proposed changes regarding that property, particularly the addition of another building on what is now one of the few pieces of open green space around the historic Salem Common. I believe that the proposed changes would be inappropriate for such an historic piece of property facing the Salem Common and that it would significantly alter its historic appearance . In addition, the proposed changes would also contribute to the density and traffic congestion of an area already overwhelmed by traffic . As a resident of a property on Mall St . , facing the Aertram Home yard, I already encounter substantial traffic and parking problems . I would greatly appreciate your serious consideration of my opposition . Sincerely yours, C Y S�C� Milton M. da Silva 5 Mall St . 7/_0 1,2 Alp -- U - --- ---- - -- �� _�--/�-Q- -- - -�,.�'`� - J7- 1 L�Sillr� 11r -��c�cSxd1- eKL6iw. Io.IT._ � L -oi�^�L. g1Tll�fgelY a - - - g.` pyJ - tK�y ApG�CnLv/s�-rr�/�Lf.('LNt�l(.O+ 1�NVOc 61 ,1Awky it AA. Cj�f�V,V CrAGWL.�4J1.L1A-GC-�-6rG.-t(cZ�+cr-cJ.�.oQ_ l.c— _. + - �1r 11` r S. l� �r LiSSIaQ i ` In.o�e 11. - G`c�.�n.. co]in.v� __ cry �/o tA,,.frf a`'`I �cn''C ��..-. a pt pvar-cteJeOf - - - - - -- - - -- - --�_,ill--�-. --. --- ----- � r ,� -�- prop c �ftu ` Com\ 4� -�v�('p�,,.rS ' - �) - �✓-k lSlt� �(,1.6-1� 4.a�._ .�C�"t"rt C.��Ol7�'I - _.._ �. �K � - 4) ( Gla. _4� o - LD�� Wo.til� ,.e . -ftc—_evj �4s - _(�1 . o _ P use._ - - —�P�o.� ti� �.,✓ mss;-�-� . _ ��.e.. bf -�..� _ 1�-�- - - - - ,�' `+�c.4&.� �bhs�cP�/ �-�- CU.�.�.e.�r✓Ls �� w�.�.��:,� �o�� c.is�o-... a v �;,'�.-!/�-iY"v��,✓-��'i.-�-�'�� x".i".(! i='=i1-;iJtL.� fir;''-:�G.w/ ��i L/C-rte/,� ,� '''.c a.��,�r.�J✓mac(_,_ . 7i �. i -� � ,.�I�z/ _�C,% - '' �[��-2_.�-c�' -i C,��2liCii,!.��" �. �,y__7 /��li �"i/ . ,:✓/J'yJ:;v L�"�t��'i'__��r r��c� .� f, ��C"YY✓/)'Y_J�'a��/— = " � —,, � Iti= ��c.✓, "r'Y/—;✓ �""f i� .�.f�� C�.�. ,moi -"-�-%' '�=✓`-�/�"=_, l�ii i� - Svc,-�� ---'� .�L�� i•.__�._i�l�"/✓L`-� ,.�'t.. - -- 'T .�,.i;�.✓ ._ , J j % A Li rir �/`_�-/� r.,.� i Li(. r �c.0-ice 'C %G'-�-'/�.%.;'/Cj��.f'v`��J'1�' ,C�'7 L'.iL!�i{/'//:�-�•-. _./�Cli�„.h�C-��C'G`-'K�" :�l,f}-�/�.lh t��'�--. !t'�,�(:�.1�,43.� ../i,%2;/s_-✓L A�l-Li �!-_.s LsG/,� f_='=rim -/Y -"/,G."� .�✓. .////l ., lr� �. iLlS � / z -2-LL We the undersigned are abutters or neighbors in close proximity to the property at 29 Washington Square North, also ]mown as The Bertram Home-for Aged Men. After thoughtful deliberation, with all due consideration towards the proposals put forth, we oppose these proposals for the following reasons: 1. Increased traffic and density in an already congested neighborhood. :. Destruction of the character and integrity of a National Historic Register property. 3. Elimination of one of the last remaining green spaces, therefore deteriorating auality of life and property values in the neighborhood. WE AND ADDRESS 'L�' 1y1 i r G_ n 7. r%�i'./r / ".T' 4-- 3. 9. _ � f to. Q) 1t ;.14. tJ 15. Z3 i6. 17. is. R MARY FIELD GOUBEAU 23 WINTER ST. l SALEM, ,MASSACHUSETTS 01970 ((bukcFviq 'q �M CCN\ P/KZ� �/� �1 `I I'ls� - r ox �� G CtiL�� C�u�nu C Q, (Up of Oalem, hNibo#em$ Office of the VIP Council � ` QCitpa�ie ZZ s pt, '89 Ftjr4rrl4rrD WARD COUNCILLORS PRESIDENT COUNCILLORS-AT-LARGE VINCENT J. ENT MASS.SALE.4, 1989 19$9 GEORGE A.NOWAK DONALD T.BATES JOSEPHINE R. FUSCO KEVIN R.HARVEY FRANCES J.GRACE CITY CLERK VINCENT J.FURFARO NEIL J.HARRINGTON LEONARD F.O•LEARY GEORGE P.McCABE JEAN-GUY J.MARTINEAU SARAH M.HAYES MARK E.BLAIR February 22, 1989 Mr. James Fleming, Chairman Board of Appeal One Salem Green Salem, MA 01970 Dear Mr. Fleming and Members of the Board: I am writing in regards to the Special Permit request of the Bertram Home for an extension of a non-conforming use and an increase in density of the existing building. Many of the abutters to the home have contacted me and have voiced disapproval of the petition due to the feeling that the increase in activity created by the passing of this permit would affect adversely an already crowded and conjested neighborhood. The neighborhood feels strongly that the mission of the Bertram Home is highly commendable and understands the need in the city for elderly housing, however, the abutters would feel more comfortable if the existing footprint could remain the same and house the three addi- tional proposed units . I conclusion, I urge the Board to give strong consideration for the difficulties that the immediate neighborhood may encounter if the special permit is granted. I would appreciate your support in the matter. Very truly yours , KEVIN R. HARVEY COUNCILLOR WARD TWO