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31 WASHINGTON SQ NORTH - ZBA 31 Gj S NorF4 41 / v `c.. S..Ym i.Ja h k��w_...r....�....:...—.:.._..'+...+e.o.�.....y...n..—•�.—..;...ems_ �,—y......u�. .�,._.... — —......f.. � .`"_`�Y._.....0 .. I ONDiTq,9 CITY OF SALEM, MASSACHUSETTS BOARD OF APPEAL ' 120 WASHINGTON STREET, 3RD FLOOR . �.r ( SALEM, MASSACHUSETTS O 1970 TELEPHONE: 978-745-9595 FAX: 978-740-9846 KIMBERLEY DRISCOLL 200 31 P 3: Vo MAYOR F!LE #I CITY C1LEtit , March 31, 2010 Decision City of Salem Zoning Board of Appeals Petition of MICHAEL SHEA, seeking a Special Permit under Section 3.1.2 of the Salem Zoning Ordinance in order to convert a historic carriage house into one (1) dwelling unit on the property located at 31 WASHINGTON SQUARE NORTH, Salem, MA (R-2). A public hearing on the above Petition was opened on March 17, 2010 pursuant to Mass General Law Ch. 40A, § 11. The hearing was closed on March 17, 2010 with the following Zoning Board of Appeals members present: Robin Stein, Richard Dionne, Bonnie Belair, and Beth Debski. Petitioner seeks a Special Permit pursuant to Section 3.1.2 of the City of Salem Zoning Ordinances. Statements of fact: 1. Attorney George Atkins represented the petitioner at the hearing. 2. The property is owned by Judith Doering. Petitioner Michael Shea has the property under agreement to purchase. 3. The principal structure on the property at 31 Washington Square North is a three- family house. 4. In a petition dated February 23, 2010, petitioner requested a Special Permit to convert a historic carriage house into one (1) dwelling unit. 5. At the March 17, 2010 hearing, Attorney Atkins presented a petition with four abutters' signatures in support of the project. Also at the hearing, resident Martha Chayet, 26 Winter Street, and At-Large Councillor Steven Pinto, 55 Columbus Avenue, spoke in support of the petition. No one spoke in opposition. The Board of Appeal, after careful consideration of the evidence presented at the public hearing, and after thorough review of the plans and petition submitted, makes the following findings: 2 1. Desirable relief may be granted without substantial detriment to the public good and without nullifying or substantially derogating from the intent or purpose of the zoning ordinance, since the project provides sufficient parking, makes aesthetic improvements, and preserves a historic carnage house. Additionally, the Board finds that the neighborhood can sustain the density increase caused by the new unit. 2. The applicant may vary the terms of the Residential Two-Family Zoning District to convert the historic carriage house into one (1) residential dwelling unit, which is consistent with the intent and purpose of the City of Salem Zoning Ordinance. 3. In permitting such change, the Board of Appeals requires certain appropriate conditions and safeguards as noted below. On the basis of the above findings of fact and all evidence presented at the public hearing including, but not limited to, the Plans, Documents and testimony, the Zoning Board of Appeals concludes: 1. A Special Permit is granted to allow for the conversion of a historic carriage house to one (1) dwelling unit. In consideration of the above, the Salem Board of Appeals voted, four(4) in favor(Stein, Debski, Dionne and Belair) and none(0) opposed, to grant petitioner's requests for a Special Pen-nit and a Variance subject to the following terms, conditions, and safeguards: ' 1. Petitioner shall comply with all city and state statutes, ordinances, codes and regulations. 2. All construction shall be done as per the plans and dimensions submitted to and approved by the Building Commissioner. 3. All requirements of the Salem Fire Department relative to smoke and fire safety shall be strictly adhered to. 4. Petitioner shall obtain a building permit prior to beginning any construction. 5. Exterior finishes of the new construction shall be in harmony with the existing structure. 6. A Certificate of Occupancy is to be obtained. 7. Petitioner shall obtain street numbering from the City of Salem Assessor's Office and shall display said number so as to be visible from the street. 3 8. Petitioner is to obtain approval from any City Board or Commission having jurisdiction including, but not limited to the Planning Board. 9. Unless this Decision expressly provides otherwise, any zoning relief granted does not empower or authorize the Petitioner to demolish or reconstruct the structure(s) located on the subject property to an extent of more than fifty percent (50%) of its floor area of more than fifty percent (50%) of its replacement cost at the time of destruction. If the structure is demolished by any means to an extent of more than fifty percent (50%) of its replacement cost or more than fifty percent (50%) of its floor area at the time of destruction, it shall not be reconstructed except in conformity with the provisions of the Ordinance. Robin Stein, Chair Salem Board of Appeals A COPY OP THIS DECISION HAS BEEN FILED WITH THE PLANNING BOARD AND THE CITY CLERK Appeal from this decision, if any, shall be made pursuant to Section 17 of the Massachusetts General Laws Chapter 40A, and shall be filed within 20 days of filing of this decision in the office of the City Clerk. Pursuant to the Massachusetts General Laws Chapter 40A, Section 11,the Variance or Special Permit granted herein shall not take effect until a copy of the decision bearing the certificate of the City Clerk has been filed with the Essex South Registry of Deeds. i I March 6, 2010 Salem Board of Appeals Washington Street Salem,MA 01970 Dear Members: We are in support of;Mr. Michael Shea's project to restore the Carriage House at 131 Washington Square North, Salem, MA. i Mr. Shea has explained his intent to refurbish the exterior of the building according to the mandates of the Shlem Historical Commission and we feel this would be an addition to the overall atmosphere of the neighborhood. Sincerely, S0r(`e f r JCS, PA, DC c V,5/L- S,- A O t q-7O �a�-i v� lG�rtcefi-- I r S. x k , I 2 t �S A lvUll 1,17, _ m r ,, Z �' 1 cf) 0", ( A M rn m y M 5; D �° m y Z Z O A t G}c( C5+ I N � x G7 m p , y@ i m � . . o 2r ' D %a I , w fccolo: m m _ 4cn ch p CDm tt } c m zr LCID ... RESIDENTIAL RENOVATIONS PHOTOGRAPHS RICHARD W. GRIFFIN " 31 WASHINGTON SQUARE PROJEC NUMB RT 20110 REGISTERED ARCHITECT SALEM, MA 01970 DATE: 02/19/10 37 TURNER STREET SALEM, MA 01970 978-740-9979 SCALE: NOT TO SCALE © ALL RIGHTS RESERVED m z 0 00 LLvrn LL W o ~ rn r� L) o w V N Q F- C) LU _ W 0 0 W N K - a ~ ~ J �, w = � CCo Uo cr W z r con TYPICAL EXTERIOR WORK+H : REPLACE EXIST. WINDOWS WITH NEW INSULATED DOUBLE y HUNG PER APPROVAL OF j SALEM hISTORICAL \ COMMMIS51ON o O ZO N W Z 0 r o EXISTING BRICK WORK TO BE a h v D REPAIRED AND REPOINTED j ' mwLLI _H W Odra J y �QU `i' W IL Z ❑❑ W I; ❑ ❑❑ REPLACE EXIST. DOORS WITH NEW INSULATED ElElEIE DOUBLE HUNG WINDOWS AND INFILL WITH WOOD PANEL ;I ❑ ❑❑ BELOW PER APPROVAL OF Or SALEM hI5TORICAL i COMMMISSION O Z O 4 Q Q O �� o NEW ENTRY TO REPLACE WOOD PANEL W EXISTING BARN DOOR: -SIMILAR TO PANELS BELOW cr 3'X7' SIX PANEL DOOR WITH BELOW FLANKING WINDOWS NOTE; NEW WINDOW AND DOOR 2 LITES, SURROUND WITH GLASS OPENINGS MAY BE ADDED BASED Q ., SIDELIGHTS AND TRANSOM AS SHOWN. UPON FINAL FLOOR PLAN RESTORE EXISTING SEMI-CIRCULAR ARRANGEMENT, ANY NEW OPENINGS Z Q TRANSOM PANELLING, AND EXISTING WILL BE SUBJECT TO APPROVAL W ENTRY CLOCK ABOVE (IF CLOCK FROM SALEM HISTORICAL 0 a RESTORATION IS NOT FEASIBLE, REPLACE COMMISSION. W WITH OCCULAR WINDOW. Q cyD U) 1 SOUTH (FRONT) ELEVATION DWG No. Al ZONING DISTRICT — R2 REQUIRED EXISTING LOT AREA 15,000 20,800 LOT WIDTH 100 242 FRONT 15 0 SIDE 10 4't REAR 30 119' tLOT COVERAGE 35R 20% MAP 35 LOT 110 RAMON PARGA, JR. 5 OLIVER STREET I ! MAP 35 LOT 107 JOSEPH PALAMARA, JR. ELIZABETH M. PALAMARA 6 MALL STREET 95't r MAP 35 LOT 109 AREA = 20,800 f S.F. j i. 30" p M do. 36" 0 N N FF 25.51' 35 .t on line .1 PROPOSED SINGLE FAMILY UNIT IN EXIST. 2 STORY L� CARRIAGE HOUcc FOOTPRINT AREA Lil = 1,327 SF W 42 v' 6 23.0' o` P O o typical parking space =b c 19.0' 1'f 4 234 .0 O .0' W O 6 OFFSTREET PARKING 2 c J SPACES story C O MAP 35 LOT 108 basement a THE BERTRAM HOME FOR AGED MEN Ln O entry 29 WASHINGTON SQUARE NORTH W o O P 4'f 1 o EXIST. 3 UNIT °? APARTMENT BUILDING 10't a 3'± #31 t�vy �p3 REVISED TO SHOW PARKING AND BUILDING USES FEBRUARY 19, 2010 �`► RICHARD GRIFFIN, ARCHITECT Ci�` ` �NG�CN PLOT PLAN OF LAND \NPcj� 31 WASHINGTON SQUARE NORTH SALEM PREPARED FOR oHaFM4ss9cy MICHAEL SHEA I CERTIFY THAT THE BUILDINGS �� GAIL u HEREON ARE LOCATED ON snurH SCALE 1" = 20' FEBRUARY 17, 2010 THE GROUND AS SHOWN. No.35043 NORTH SHORE SURVEY CORP. gHF' `L., 14 BROWN ST., SALEM, MA 15 �t' 978-744-4800 DATE REG. PROF. LAND SURVEYOR #2986 ZONING DISTRICT — R2 REQUIRED EXISTING LOT AREA 15,000 20,800 LOT WIDTH 100 242 FRONT 15 0 SIDE 10 4'f REAR 30 119' LOT COVERAGE 35% 1 20% MAP 35 LOT 110 RAMON PARGA, JR. 5 OLIVER STREET MAP 35 LOT 107 JOSEPH PALAMARA, JR. ELIZABETH M. PALAMARA 6 MALL STREET 95'f MAP 35 LOT 109 AREA = 20,800 f S.F. 30" O 36" 0 N u F} 25.51• 1 35'1 on line 1 PROPOSED SINGLE FAMILY UNIT IN EXIST. 2 STORY CARRIAGE HOUSE FOOTPRINT AREA W 1,327 SF W 2.0' a 5 042 V v, t 23.0' 0 rn O 4 typical -m9 parking space Vg.= 1'f 4 23.0' 40 O 3 o OFFSTREET PARKING 2 c J SPACES story - 0 MAP 35 LOT 108 basement ° THE BERTRAM HOME FOR AGED MEN 29 WASHINGTON SQUARE NORTH w O2 entry o P O 4't 1 o EXIST. 3 UNIT i1 APARTMENT f� BUILDING 1'f J Qi 10'1 a Si #31 1 to. 14. REVISED TO SHOW PARKING OQ�� AND BUILDING USES FEBRUARY 19, 2010 RICHARD GRIFFIN, ARCHITECT �'a, ` P� �NG�ON PLOT PLAN OF LAND �NPSN 31 WASHINGTON SQUARE NORTH SALEM PREPARED FOR �� I CERTIFY THAT THE BUILDINGS r "OF M4Sr40 MICHAEL SHEA y HEREON ARE LOCATED ON F GA" �"� SCALE 1" = 20' FEBRUARY 17, 2010 THE GROUND AS SHOWN. SMITH No.3500 43 y NORTH SHORE SURVEY CORP. ¢ STE 14 BROWN ST., SALEM, MA v� - Z �`1 1 v � C '"AL`""05 978-744-4800 DATE REG. PROF. LAND SURVEYOR #2986