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7 26-30 HOWARD STREET & PETER STREET - ZBA 7 {�lowacd 5�,cec�r(l+v.� tto-3o sir .�ett� Stceet� wiversal. www.myuniversalop.com phone:1-866-756-4676 UNV12113 MADE IN USA 4� t � Zoning Board Project Status Sheet Address & Applicant: Date Submitted to BOA: Clerk Stamp: Variances Only - Constructive Approval Date: (100 days from filing) �2( Abutters List Requested: /Abutters Notice Sent: Notice to Abutting Cities & Towns, Councillors: /Legal Notice posted at City Hall: (14 days before meeting) ¢' egal Notice Emailed & Confirmed: gal Notice Posted on Web: genda to Applicant: Applicant's email address or fax number to send agenda: Opened at Meeting: Z Continued Meetings:_ r,, J Extension Form(s) Signed & Clerk Stamped? Closed at Meeting: Decision: Gran �e.o� Decision Filed: I Z SAppeal Period Over: (24"day afterdecision filed) M/ Decision Sent to Applicant: 1:2 I z ci Notice of Decision Sent to abutters, cities and towns, councillors: -/: Ciry of Sal em �n Zonin"Board o"q Appeals Will hold a public hearing for all ij .'persons interested in the petition ! of 7 HOWARD STREET REAL7Y TRUST requesting a Special Per- mit er mit per Sec. 3.3.3 Nonconforming }' Structures of the Salem Zoning Or-'1' dinance to extend a nonconforming � structure and alter it for a substan- tially different purpose and Vari-_i ances seeking relief from Sec.4.1.1 Table of Dimensional Requirements r from lot area per dwelling unit,side- yard setbacks and a Variance for r relief from Sec 5.1 Table of Parking r_ Requirements to allow less than the 1 required parking spaces located at l 7 HOWARD STREET(AKA 26-30 ST r` JAMES STREE) (Map 35 Lot 160) (R3). The public hearing will be held on WED.December 16,2015 at 6:30.1 PM, 3rd Floor, 120 WASHINGTON.' STREET,RM 313. i Rebecca Curran u Chair,Board of Appeals I SN-12/2.12/9/15� 1 City of Salem Zonlr.g Board"Appeal' Will hold a public hearing for all persons interested in the petition of 7 HOWARD STREET REALTY] TRUST requesting a Special Per mit per Sec. 3.3.3 Nonconforming Structures of the Salem Zoning Or- dinance to extend a nonconforming structure and alter it for a substan- tially different purpose and Van ances seeking relief from Sec.4.1.1 Table of Dimensional Requirements from lot area per dwelling unit,side-' yard of and a Variance for, relief from Sec 5.1 Table of Parking Requirements to allow less than the required parking spaces located at 7 HOWARD STREET(AKA 26-30 ST JAMES STREET) (Map 35 Lot 180)+ The public hearing will be held' on WED.December 16,2015 at 6:30 `.PM, 3rd Floor, 120 WASHINGTON STREET,Am 313. Rebecca Curran L Chair,Board of Appeals ISN-12/2.12/9/15 i ZBA ACTION FORM ' ,'BOARD�MEMBERS s � ;'MOTION' .SECOND .VOTE '/ Rebecca Curran (Chair) Date: �7 Mike Duffy Petitioner: 7 /_ y� Tom Watkins ei � hj �i�a lG� .y� Peter Co elas Address: f�Q y� ( �2 a_�� Jimmy Tsitsinos `"�� Jim Hacker(Alt.) Paul Viccica(Alt.) Conditions: Total: 5-9 QPetitioner shall comply with all city and state statutes,ordinances, codes and regulations. ®All construction shall be done as per the plans and dimensions submitted to and approved by the Building Commissioner. ®All requirements of the Salem Fire Department relative to smoke and fire safety shall be strictly adhered to. ®Petitioner shall obtain a building permit prior to beginning any construction. ©Exterior finishes of the new construction shall be in harmony with the existing structure. ®A Certificate of Occupancy is to be obtained. ®A Certificate of Inspection is to be obtained. ©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. ©Petitioner is to obtain approval from any City Board or Commission having jurisdiction including, but not limited to,the Planning Board. 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 or 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. /��/ i40n1�- I.✓' p�r/1n/„Q� 10 0 5 SL�.��- ❑ �j'� �i2 �'aas,....,, Plti�-r l5rk � (OcncQSl� '1✓�r ��h El ❑ . c MIT,yt¢i CITY OF SALEM MASSACHUSETTS BOARD OF APPEAL 1115 DEC 30 P is i 6 9�➢MAVEDot?t 120 WASHINGTON STREET♦SALEM,MASSACHUSETIlt�1fr7F!!—E �7 )t G n KIMBERLEY DRiSCOLL TF:978-745-9595 � FAX:978-740-9846 MAYOR December 30, 2015 Decision City of Salem Board of Appeals A public hearing for the petition of 7 HOWARD STREET REALTY TRUST requesting a Special Permit per t Sec. 3.3.3 Nonconforming Structures of the Salem Zoning Ordinance to extend a nonconforming structure and alter it for a substantially different purpose and Variances seeking relief from Sec. 4.1.1 Table of Dimensional Requirements from lot area per dwelling unit, side yard setbacks and a Variance for relief from Sec 5.1 Table of Parking Requirements to allow less than the required parking spaces located at 7 HOWARD STREET (AKA 26-30 ST PETER STREET) (Map 35 Lot 180) (R3). A public hearing on the above Petition was opened on December 16, 2015 pursuant to M.G.L Ch. 40A, � 11. The hearing was closed on that date with the following Salem Board of Appeals members present: Rebecca Curran (Chair),Peter A. Copelas, Mike Duffy,Tom Watkins and Paul Viccica (alternate). The Petitioner seeks a Special Permit per Sec. 3.3.3 Nonconforming Structures of the Salem Zoning Ordinance to extend a nonconforming structure and alter it for a substantially different purpose and Variances seeking relief from Sec. 4.1.1 Table of Dimensional Requirements from lot area per dwelling unit, side yard setbacks and a Variance for relief from Sec 5.1 Table of Parking Requirements to allow less than the required parking spaces and deviations from parking design requirements. Statements of facts: 1. In the petition date-stamped November 24, 2015, the Petitioner requested a Special Pertnit per Sec. 3.3.3 Nonconforming Structures of the Salem Zoning Ordinance to extend a nonconforming structure and alter it for a substantially different purpose and Variances seeking relief from Sec. 4.1.1 Table of Dimensional Requirements from lot area per dwelling unit, side yard setbacks and a Variance for relief from Sec 5.1 Table of Parking Requirements and to allow less than the required parking spaces and deviations from parking design requirements to allow vehicles to back into a public way and to allow the existing curbcut that exceeds the maximum of twenty (20) feet to remain. 2. Attorney Scott Grover,presented the petition on behalf of the petitioner. 3. The property subject to this petition is the former Convent of Saint John the Baptist Church and 7 Howard Street Realty Trust entered into a Purchase & Sale Agreement with the Archdiocese of Boston to purchase the property. 4. As part of the Purchase & Sale Agreement, the Archdiocese granted the petitioner a perpetual easement for six (6) parking spaces immediately abutting the subject property with frontage and use of an existing curbcut along Howard Street. 5. The property is located in an R-3 Zoning District (Multi-Family Residential). The petitioner proposes to convert the previously existing Convent into a six (6) residential dwelling units with six (6) on-site parking spaces. The proposed use of a multi-family residential use is allowed by-right. City of Salem Board of Appeals December 30,2015 Project: 7 Howard Street Page 2 of 3 6. The existing lot area is 6,150 square feet with a building that is over 7,000 square feet. The petitioner requests a Variance from the lot area pet dwelling unit of the 3,500 square foot requirement and a Variance for side yard setbacks to accommodate balconies that will encroach further into the already nonconforming setbacks. 7. The petitioner testifies that four (4) residential dwelling units would not be financially viable as the site requires extensive utility work to disconnect the building from the church school building, install new utility connections and rehabilitate the solid concrete block structure. Therefore, the petitioner is proposing to construct six (6) residential dwelling units. 8. The petitioner testifies that the proximity of the site to the train station, municipal parking lot and demographic of potential residents for smaller units,it is likely that not all residents will need parking. 9. The requested relief,if granted,would allow the petitioner to extend a nonconforming structure and alter it for a substantially different purpose from a Convent to a multi-family residential dwelling with six (6) units within an existing dimensionally non-conforming structure and allow less than the required parking spaces and deviations from parking design requirements to allow vehicles to back into a public way and to allow the existing curbcut that exceeds the maximum of twenty (20') feet to remain. 10. At the public heating, eight (8) members of the public spoke in support and one (1) member of the public spoke in opposition to the petition. The Salem Board of Appeals, after careful consideration of the evidence presented at the public hearing, and after thorough review of the petition, including the application narrative and plans, makes the following findings: Findings for Special Permit: 1. The proposed extension of a nonconforming structure and alter it for a substantially different purpose from a Convent to a multi-family residential dwelling with six (6) units would not be more substantially detrimental than the existing non-conforming structure to the impact on the social, economic or community needs served by the proposal. 2. There are no impacts on traffic flow and safety,including parking and loading. 3. The capacity of the utilities is not affected by this project. 4. There are no impacts on the natural environment,including drainage. 5. The proposal conforms to the existing neighborhood character. 6. The potential fiscal impact,including impact on the City tax base is positive. Findings for the Variances: 1. Special conditions and circumstances that especially affect the land, building, or structure involved, generally not affecting other lands, buildings, and structures in the same district is that the structure is a 7,000 square foot building that occupies the entire lot with no opportunity to create parking on the lot. 2. Literal enforcement of the provisions of the Ordinance would involve substantial hardship to the applicant it would prevent any use of the property and the literal enforcement of the lot area per City of Salem Board of Appeals December 30,2015 Project: 7 Howard Street Page 3 of 3 dwelling unit requirement would only permit one unit, which is not a possible alternative for the use of this property. 3. Desirable relief may be granted without substantial detriment to the public good and without nullifying or substantially derogating from the intent of the district or the purpose of the ordinance. On the basis of the above statements of facts and findings, the Salem Board of Appeals voted five (5) in favor (Rebecca Curran (Chau),Peter A. Copelas,Mike Duffy,Tom Watkins and Paul Viccica (alternate) and none (0) opposed, to approve the requested Special Permit per Sec. 3.3.3 Nonconforming Structures of the Salem Zoning Ordinance to extend a nonconforming structure and alter it for a substantially different purpose and Variances seeking relief from Sec. 4.1.1 Table of Dimensional Requirements from lot area per dwelling unit, side yard setbacks and a Variance for relief from Sec 5.1 Table of Parking Requirements to allow less than the required parking spaces subject to the following terms, conditions and safeguards: Standard Conditions: 1. Petitioner shall comply with all city and state statues, 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 fie safety shall be strictly adhered to. 4. Petitioner shall obtain a building permit prior to beginning any construction. 5. Exterior finished of the new construction shall be in harmony with the existing structure. 6. A Certificate of Inspection is to be obtained. 7. Petitioner is to obtain approval from any City Board or Commission having jurisdiction including, but not limited to the Planning Board. Special Condition: 1. Through the condominium association, the applicant will obtain three (3) parking passes at the Museum Place parking garage. it n Rebecca Curran, urran, Chau Board of Appeals A COPY OF THIS DECISION HAS BEEN FILED WITH THE PLANNING BOARD AND THE CITY CLERK Appeal from this decision, if any, shall be made pursuant to Section 17 of the Massachusetts General Laws Chapter 40A, and shall be filed witbin 20 days of filing of this decision in the office of the City Clerk. Pursuant to the Massachusetts General Laws Chapter 40,4, 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. f5e CITY OF SALEM, MASSACHUSETTS .., s BOARD OF APPEAL �-�...✓ 120 WASHINGTON S'R2EET* SALEM,1VIASSACHUSEI"I'S 01970 KIMIIERLEY DRIscou, TELE:978-745-9595 ♦ FAX:978-740-9846 MAYnR Notice of Decision At a meeting of the City of Salem Zoning Board of Appeals held on Wednesday, December 16, 2015 at 6:30 p.m. at 120 Washington St., Salem,MA, the Zoning Board of Appeals voted on the following item: Petition of 7 HOWARD STREET REALTY TRUST requesting a Special Permit per Sec. 3.3.3 Nonconforming Structures of the Salem Zoning Ordinance to extend a nonconfortrng structure and alter it for a substantially different purpose and Variances seeking relief from Sec. 4.1.1 Table of Dimensional Requirements from lot area per dwelling unit, side yard setbacks and a Variance for relief from Sec 5.1 Table of Parking Requirements to allow less than the required parking spaces located at 7 HOWARD STREET (AKA 26-30 ST PETER STREET) (Map 35 Lot 180) (R3). Decision: Granted Filed with the City Clerk on December 30, 2015 This notice is being rent in compliance with the Massachusetts Genera!Laws, Chapter 40A, Sections 9 &15 and does not require action by the recipient.Appeals, f any, shall be made pursuant to Chapter 40A, Section 17, and shall be filed within 20 days from the date whicb the decision was filed with the City Clerk. N PROPOSED PARKING x z gX1g Parking Map 35 Lot 180 g• N/F Farkng Roman Catholic Archbishop of Boston 26 St. Peter St. 9"x791 Parking 9X19• j Parking o 9Xlg. Iron Rod i Porking W/Cap 9Xlg, Set) Parking Gate Sit. Conc' Pavement` e_S79.60. ` 17.7' 8.3_ :Concrete99 50' E -ChainoL7ryk F i 3 Wolk 10 Tree e-fig_J Gate ('Drill Hole Map Ma 35 Lot 183 ( j (Set) "CONDO" o 16 Brown St. °� m �CIV 75.3' Bk. 24143 Pg. 227 #7 Howard St. i,! a ct ICU S1 V Qi ! � Iron Pie a Downes � 3 r.'� Q (Fn d� 66.4• (t o ti Map 35 Lot 180 Iron Rod 6,105 sq.ft. 11 p" e W et) N8225'42"W Tree I 100. ' co �4 �1 I Block14.8' - 1, MAG Nail if (Set In Conc. Walk) Garage Map 35 Lot 187 11` i; N/F David Hayes 5 Howard St. Bk. 5139 Pg. 500 Iron Pipe (Fn d–Bent) REFERENCES: 1) Deed Book 4795 Page 186 2) "Saint John The Baptist Parish, Plan of Land in Salem, Mass, prop. of PLOT PLAN Roman Catholic Archbishop of Boston, Scale: 1"=20', September 18, 1961 7 HOWARD STREET Osborn Palmer, Inc., 15 Wallis St., AND Peabody, Mass (Not Recorded) 26 ST. PETER STREET 3) Plan Book 422 Plan 38 4) Plan Book 217 Plan 9 SALEM, MASSACHUSETTS 5) Plan Book 364 Plan 94 Prepared By LeBlanc Survey Associates, Inc. 161 Holten Street Danvers, MA 01923 (978) 774-6012 October 22, 2015 Scale: 1 "=20' HOR. SCALE IN FEET 0 20 50 100 1 CITY OF SALEM, MASSACHUSETTS BOARD OF APPEALS PETITION FORM CITY OF SALEM MASSACHUSETTS BOARD OF APPEALS 2G15 NOV 2a P 2: 143 120 WASHINGTON STREET,3ao FLOOR SALEM,MASSACHUSETTS 01970r 1-11 t �HF,�IM1NEDo P Thomas St.Pierre,Director of Inspectional Srt�cr �-r- " J''1 t-t:, ?-(F -$_ Phone:978-619-5641 /Fax:978-740-9846 KimBERLEY DRiscoLL Erin Schaeffer,Staff Planner (?�`•_s„�., - - •0 MAYOR Phone:978-619-5685/Fax:978-740-0404 TO THE BOARD OF APPEALS: D��PT.OP PLANNlty( i€ The Undersigned represent that he/she is/are the owners of a certain parcel of land located at: CCM',AUN71y DEVELOPMENT Address: I Howard Street Zoning District: R-3 An application is being submitted to the Board of Appeal for the following reason(s): This statement must describe what you propose to build,the dimensions,the zone property is in,and the zoning requirements.(Example: I am proposing to construct a l0'x IO'one story addition to my home located at 3 Salem Lane, in the R-2 Zoning District. The Zoning Ordinance requires the minimum depth of the rear yard to be 30 feet. The current depth of my rear yard is 32 feet; the proposed addition would reduce the depth of the rear yard to 22 feet) See Statement of rrounds Attached For this reason I am requesting: & 5.1 Oo Variance(s)from provisions of Section 4.1.1 of the Zoning Ordinance,specifically from lot area per dwelling unit arking�cathnrks (i.e. minimum depth of rear yard). What is allowed is�e �f Grnun ate_(ft?sq ft?stories? %?), and what I amproposingis See Statement of Grounds (ft?sgft?stories?%?). (X)A Special Permit under Section 3.3.3 of the Zoning Ordinance in order to extend a nonconforming structure and alter it for substantially different purpose. ( )Appeal of the Decision of the Building Inspector(described below): ( )Comprehensive Permit for construction of low or moderate income housing(describe below): Current Property Use: 1;armer Crinyern t Are Lot Dimensions Included?(g)Yes ( )No Why? (Example.Two Family Home) The Undersigned hereby petitions the Board of Appeals to vary the terms of the Salem Zoning Ordinance and allow the project to be constructed as per the plans submitted,as the enforcement of said Zoning By-Laws would involve practical difficulty or unnecessary hardship to the Undersigned and relief may be granted without substantially derogating from the intent and purpose of the Zoning Ordinance. I + CITY OF SALEM, MASSACHUSETTS BOARD OF APPEALS PETITION FORM The following written statement has been submitted with this application: O For all Variance requests a written Statement of Hardship demonstrating the following must be attached: a) Special conditions and circumstances that especially affect the land,building,or structure involved, generally not affecting other lands,buildings,and structures in the same district; b) Literal enforcement of the provisions of the Ordinance would involved substantial hardship to the applicant;and c) Desirable relief may be granted without substantial detriment to the public good,and without nullifying or substantially derogating from the intent of the district or the purpose of the ordinance. O For all Special Permit requests a Statement of Grounds must be attached.An application for a special permit for a nonconforming use or structure shall include a statement demonstrating how the proposed change shall not be substantially more detrimental than the existing nonconforming use to the neighborhood in accordance with Section 9.4 Special Permits. Such a statement should include reference to the following criteria: a) Social,economic,or community needs served by the proposal; b) Traffic flow and safety,including parking and loading; c) Adequacy of utilities and other public services; d) Impacts on the natural environment,including drainage; e) Neighborhood character;and t) Potential fiscal impact,including impact on City tax base and employment. O For all Comprehensive Permits for construction of low or moderate income applicants should refer to M.G.L. Ch.40B §20-23. Previous applications to the Board of Appeals involving this property have been submitted with this petition form. The Building Commissioner can provide documentation ofprevious applications to the petitioner or his representative. If different from pefidoner. Petitioner: 7 Howard Street Realty Property Owner: Roman Catholic Archbishop of Boston Trust Address: 944 Fssoex St_ � Salam. MA, Address: 66 Rrnnkc Driva,$rainrraa_ MA 02184 Telephone: Telephone: Email: t(frej@uppercrosspartners.com Email: c/o geneg@bb—lawfirm.com Signature: lra � Signature: consent letter to be supplied (Attached consent letter is also acceptable) Date: November 24, 11 Date: November 24, 2015 If different from petitioner: Representative: Scott M. Grover Address: 27 Congress Street, Suite 414 Salem, MA 01970 A TRUE ATTEST Telephone: 978 —8065 Signature: / Date: 17pmh 4, 2015 CITY CLERK DATE DPCD DATE This original application must be filed with the City Clerk STATEMENT OF GROUNDS The property that is the subject of this petition is the former Convent of the Saint John the Baptist Church. The building and grounds have fallen into a state of serious disrepair since the Church no longer uses it as a Convent. The,petitioner, 7 Howard Street Realty Trust, has entered into a Purchase& Sale Agreement with the Archdiocese of Boston to purchase the property. As part of that Agreement, the Archdiocese has also agreed to grant the petitioner a perpetual easement for six parking spaces on the remaining land of the Church immediately abutting the subject property. The petitioner is proposing to redevelop the building into six residential dwelling units. The site is located in the R-3 zoning district(Multi-Family Residential) so the proposed use is allowed as a matter of right. However, since the structure is already nonconforming, a Special Permit is required under Section 3.3.3 to alter such a structure for a substantially different purpose. In addition, the lot area of the property is only 6,150 s.f. which would allow only a single unit to be constructed in a building with over 7,000 s.f. Therefore,a variance from the lot area per dwelling unit of 3,500 s.f. required in the R-3 district is needed. A few new balconies will also be added on both sides of the building, encroaching further into the already nonconforming setbacks and requiring a variance. There are several variances from the parking requirements of the Ordinance that will be necessary. First, the six(6) units would require nine(9) spaces and the easement area will only accommodate six spaces. Second, Section 5.1.2 of the Ordinance provides that the parking requirements can only be satisfied in an off-site location if that location is held in common ownership with the subject property. In this case,the parking is on the abutting property through an easement. Third, Section 5.1.6 of the Ordinance does not allow parking spaces to be designed in such a way as to require vehicles to back into a public way. In this instance, the only possible way to exit the existing parking area is to back into Howard Street. Finally, the existing curb cut to the parking area exceeds the maximum opening of twenty(20)feet allowed under Section 5.1.5. The proposed re-use of this property would not be substantially more detrimental to the neighborhood for a variety of reasons. This is an opportunity to redevelop a building that is no longer in productive use and to provide much needed moderately priced housing in the community. There will be adequate parking on site and in nearby municipal lots and there will be no negative impact on drainage and utilities. The natural environment will be improved by cleaning up a neglected property. Many of the surrounding homes are multi-family so the proposed use of the property will not be out of character in the neighborhood. Finally,the property will be converted from an exempt use to one that will be a source of substantial tax revenue to the City. There are special conditions that affect the land and buildings in this case which generally do not affect other property in the district. The building is a large building on a small lot that was built for the specialized purpose of a Convent which is no longer viable. The building occupies nearly the entire lot, leaving no opportunity to create parking. A literal enforcement of the parking requirements would be an extreme hardship because it would prevent any use of the property at all. Also,the large size of the building dictates use for multiple units. Literal enforcement of the lot area per dwelling unit requirement would permit only one unit which is not a possible alternative. The proposed relief can be granted without substantial detriment to the public good for the same reasons cited above that support the Special Permit. December 10, 2015 pp PO" E® � Cit of Salem RECEIVED Y Board of Appeal DEC 10 2013- DEPT; OF PJ;NNING t& Re: Petition 7 Howard Street Realty Trust COMMUNITY r.,,_ I James McLaughlin owner of a multi family dwelling located at 1-3 Howard street Salem am opposed to the proposal because of potential parking and safety issues that will arise. The proposed parking area being a "perpetual easement' is a major problem. Describe perpetual... as long as the church owns the property?This is already an extremely narrow street with parking allowed on the even side of the street only with residents parking up on the sidewalk to prevent damage to their vehicles. Six tight spots, pulling into and backing out on to a one way narrow street would prove a very difficult daily task. Residents and "Tourists" routinely walk up and down the middle of the street, as the houses and buildings are right up against the sidewalks. Presently my issues are not as much about the number of units allowed per square feet or variances for overhanging balconies,or even parking per unit, but more an issue of safety and on street parking, as residents would also be allowed to apply for parking privileges. The proposed area [7 Howard Street] is surrounded by many multi unit apartment buildings. Currently nighttime parking is bumper to bumper, driveway to driveway, with most tenants using only%:of allowable parking sticker availability,and all residents using the town parking garage during snow emergencies. Daytime [visitor parking privileges'] probably would not present major problems but overnight parking of even 3 or so vehicles could lead to hard ship and an unmanageable, unruly, and possible domestic dispute issues. Without restrictions being put in place these units could request and be approved for additional on street parking in an already overly crowded situation. I am sympathetic to the church, town, community,and residents concerns with an unused deteriorating piece of property but as proposed this is not the answer. Please include my objections and concerns to the petition [as it is currently presented] as a matter of public record. Sincerely James R. McLaughlin Owner 1-3 Howard Street Salem, Ma. December 16 2015 City of Salem Board of appeals I spoke with the attorney representing 7 Howard Street Realty Trust last night. I have a better understanding of details and the reasoning behind the parking easement. My sole objection to their proposal still remains the on street parking issues and the safety of residents and pedestrians using Howard street. Being that the street is one directional the proposed individual parking lot sizes provided and additional side walk allowance behind should be adequate for automobile and most smaller SUV and pick up trucks to safely back out onto the street. I would have no objections to the proposal as presented if the trust and the town could come to agreement on recommendations made to me by the attorney referring to designation of alternative overnight and weekend parking for 2nd vehicles [parking garage or municipal lot located nearby]. Many of the residents of Howard street are renting single room or smaller units. 7 Howard street is to be sold as condo units.These individuals will most likely be able to afford 2nd vehicles. Specifically, that these units would not be eligible for resident parking permits and would be restricted to 1 visitor parking permit per unit [I assume provisions are already in place to prevent misuse of visitors passes and parked vehicles overhanging on to sidewalks]. Sincerely James R McLaughlin Owner 1-3 Howard Street Salem Ma. Erin Schaeffer From: Heather Famico <heather.famico@gmail.com> Sent: Wednesday, December 16, 2015 5:09 PM To: Erin Schaeffer Subject: ZBA 12/16 -7 Howard Street Heather Famico Ward 2 City Councillor City of Salem December 16,2015 Dear Zoning Board of Appeals members, My apologies for not being able to be present at your meeting this evening due to an illness.Despite my absence I would like to share my thoughts on the application for 7 Howard Street. First off,I would like to say that I have been pleased with the results of other projects that Mr. Skomurski has developed within the ward.His work on Planters Street(which has been moving along at a good speed)is a most recent example of the facelifts he has provided to a neighborhood. 1 do support the adaptive reuse to residential units at 7 Howard Street,but I have concern with the number of parking spaces that are being proposed(6). A mentor and fellow councillor of mine,who has since passed away,always told me to do site visits, which I did on several occasions while reviewing this proposal,to monitor the parking not only on Howard Street,but also on the abutting streets.Each time I drove down Howard Street there were zero on street spots available. Similarly,there were zero available on the next street over(Williams), two streets over on Mail Street there were between 1-2 spots available,and three streets over on Oliver Street there were about three spots available. I ask that the Zoning Board of Appeals reduce the number of units and keep the number of off street parking spots(6)the same. As an alternative, I ask the developer to work with the archdiocese to acquire additional off street spots(perhaps the area behind the convent which is accessed from the long driveway on Brown Street). Thank you for your attention to this matter, Heather Famico Ward 2 City Councillor 1 We the undersigned are in favor of the application for the proposed redevelopment of 7 Howard Street, Salem, Ma. as presented by the Seven Howard Street Nominee Trust. Name: Alden Hathaway Address: 8 Howard Street I the undersigned am in favor of the application for the proposed redevelopment of 7 Howard Street,Salem, MA. as presented by the Steven Howard Street Nominee Trust. Name: Matthew A. Phelan Address: 6 Brown St.,Salem MA. I the undersigned am in favor of the application for the proposed redevelopment of 7 Howard Street, Salem, MA. as presented by the Steven Howard Street Nominee Trust. Name: Alan Cohn Address: 6 Brown St.,Salem MA. We the undersigned are in favor of the application for the proposed redevelopment of 7 Howard Street, Salem, Ma. as presented by the Seven Howard Street Nominee Trust. Name: .4 a-4 d- 0 Address: lam( P, We the undersigned are in favor of the application for the proposed redevelopment of 7 Howard Street, Salem, Ma. as presented by the Seven Howard Street Nominee Trust. Name: Address: wa2b s� We the undersigned are in favor of the application for the proposed redevelopment of 7 Howard Street, Salem, Ma. as presented by the Seven Howard Street Nominee Trust. AP Name: ¢� yj(7 Address:. Is ftww 7f) ii We the undersigned are in favor of the application for the proposed redevelopment of 7 Howard Street, Salem, Ma. as presented by the Seven Howard Street Nominee Trust. Name: GrJi /•:a.•, fA > L Address: S,4 /� , 7 Howard Street Condominiums 7 Howard Street, Salem, MA z F vL DRAWING INDEX REVISION LOG x Owner: Architect: SHEET DESCRIPTION W 7 Howard Street Realty Trust Seger Architects, Inc. w o COVER SHEET 7 Howard Street 10 Derby Square, Suite 3R A-0 SITE PLAN Salem, MA Salem, MA 01970 A-1 ELEVATIONS Phone: 978-744-0208 Fax: 978-744-0145 A-2 ELEVATIONS PROJECT INFORMATION b � SITE LOCATION ? 2009 International Residential Building Code a PROJECT 7 HOWARD STREET CONDOS LOCATION: 7 HOWARD STREET, SALEM, MA JURISDICTION ESSEX COUNTY .. „• , .. s `" ~..+ yrs /o° APPLICABLE CODES: 2009 IEBC W/ MA STATE 8TH EDITION ADMENDMENTS ,��"x ZONING AND BUILDING DATA ZONING DISTRICT: R-3, RESIDENTIAL MULTI—FAMILY REQUIREMENTS: REQUIRED EXISTING PROPOSED $ o 5 MIN. LOT SIZE 25,000 SF 6,105 SF NO CHANGE , ` p u c • j 4 .:- i. x s xmw,mwze, O x , MAX. HEIGHT 45' - NO CHANGE ° { SIDE YARD 20' 8.3' NO CHANGE FRONT YARD 15' 15.3' NO CHANGE !' s BACK YARD 30' 17.T NO CHANGE }_ / _- " w ° t Fede,el5t - ,. FRONTAGE 100' 58.25' NO CHANGE LOT COVERAGE 35% � " ' t SWasn nMon Sn - �� d s- Blow ns� SCOPE OF WORK: CONVERT EXISTING CONVENT TO 6 CONDOS. (1) 1 BEDROOM y'' _c„-��ns;. - `G�rons .,. p"' T.n F{, '^ ^°=�u^•N r , ,,� y AND (5) 2 BEDROOM FLATS. ZBA SET 11/23/2015 I nam I OmN Na N j X I _ COp 'D oh l> a M fl+! O( D n Cl)n N o NO M I O nOi S � 00 ti z m2 0 O m � O m M I D O M LON �N C] / n M i U) I w M zoo N m z ynm M z nOA 9 c� n 1 m D � AO O i N D to N W N O_ Ut A-0 SEGER ARCHITECTS,INC. Date: November 23,lois 7 Howard Street 10 Derby Square, Salem MA Scale:AS NOTED 3' 4 > > Salem, MA p 978-744-02$ johnaseger@segmrchitecb.= PROPOSED WINDOW IN NEW MASONRY OPENING NEW MASONRY OPENING FOR PROPOSED DOOR A _ ` = EXIST. WINDOW OPENING EXISTING MASONRY PROPOSED CEMENTITIOUS BANDING PROPOSED BALCONY ❑ ❑❑ ❑ INFILL MASONRY SECOND FLOOR Z NEW MASONRY OPENING _ EL. 10'-3 1/2" FOR PROPOSED DOOR AT 41 EXIST. WINDOW OPENING PROPOSED WINDOW IN R m NEW MASONRY OPENING W " w PROPOSED JULIETTE ❑❑ ❑� ❑❑ ❑ INFILL MASONRY U c �+ h o EXIST. STONE WALL FIRST FLOOR A TO REMAIN EL. 0'-0" A NEW WINDOWS IN Tight Elevation EXISTING OPENINGS, TYP. GARDEN LEVEL EL. -10'-0" SCALE: 1/8" = 1'-0" PROPOSED WINDOWS IN NEW MASONRY OPENING72 u R PROPOSED CTIOUS BANDING REMOVED CANOPY MODIFIED METAL CANOPY n SECTION SECOND FLOOR ----- - EL. 10'-31/2„ I I • q � II FIRST FLOOR EL. 0'-0" A EXIST. STONE WALL o TO REMAIN z 6 GARDEN LEVEL n Front Elevation EL. -10'-0" SCALE: 1/8" = 1'-0" Q ZBA SET 11/23/2015 X_ N Z G7 N m Z O X_ m z N � � Z G7 Z O O 0 m N Z ka'"ir z z M m z M m w c� z ❑ ❑ oz n o M 0 rrT1 Z N 0q ➢ as Z z m M SA CD M p � � m c� ' I z = o MM m = M rf z o FE no �■ o O o cn M o ❑ ❑ mm m z = M o X o m v � N m o Z i p O � � < O y p o p M � m Zc, Z zz c� no F o M m � m O Z O Oz O rrn c) m 5 m M o o M ❑ ❑ m F- y r 51 ➢ r m c m O i o O —�j o O N m m m z o z m n O Z O r w m 0 < O z < NO O 0 r ;Y Ii M = = M Z n � _ pv z �' � � .,' MO Mn z � m m r D nm r M c O Z n N � — O C)CD m O Z O m p D I � m O o co CD M rcn Or z c r Z Q ~ N 7U G7 M Z O CD m N L4 N _O Ln FA-2 SEGER ARCHITECTS,INC. Scale:AS NOT Dare: SNOTED November zs,zois 7 Howard Street 10 Derby 9 >S Square,Salem,MA Salem,MA p:978-744-02-8 johneseger@segerarchitBcb.can Pj Crry OF SALEM,MAssAcHusms WARD OF APPEALS ON FORM C=OF SALEM MASSACHUSETTS 14, BOARD OF APPEALS 1015 NOV 24 P 2: 120 WASHINGTON STREET,3RO FLOOR Am4 SALEM,MASSACHUSETTS 01970 FILE i,' CITY INC Thomas St.Pierre,Director of Inspectional Services Phone:978-619-5641 /Fax:978-740 KimBEP,LEY DRISCOLL Erin Schaeffer,Staff Planner MAYOR Phone:978-619-5685/Fax:978-740-0404 Nu-11 2 4 2016 TO THE BOARD OF APPEALS: DEPT. OFF PLANNING& The Undersigned represent that he/she is/are the owners of a certain parcel of land located at: CC".1"UM7Y DEVELDPMzP.­, Address: 7 Howard Street Zoning District: R-3 An application is being submitted to the Board of Appeal for the following reason(s):This statement must describe what you propose to build,the dimensions,the zone property is in,and the zoning requirements.(Example: I am proposing to construct a l0'x IO'one story addition to my home located at 3 Salem Lane, in the R-2 Zoning District. The Zoning Ordinance requires the minimum depth of the rear yard to be 30 feet. The current depth of my rear yard is 32 feet; the proposed addition would reduce the depth of the rear yard to 22 feet.) See ee Statprriprit of Grounds Attached For this reason I am requesting: & 5.1 (4 Variance(s)from provisions of Section 4.1.1 of the Zoning Ordinance,specifically from Int area per dwelling unit IpArking )Qpt-hnrl, (i.e. minimum depth of rear yard). What is allowed is S., Stpt:p,RpV.t QfE Grounds _(it?sqft?stories? %?), and what I amproposingis See Statement of Grounds (fl?sqfi?stories?%?). (X)A Special Permit under Section 3.3.3 of the Zoning Ordinance in order to extend a nonconforming structure and alter it for substantially different purpose. )Appeal of the Decision of the Building Inspector(described below): )Comprehensive Permit for construction of low or moderate income housing(describe below): Current Property Use: Former Cnnvent Are Lot Dimensions Included?(K)Yes ( )NoWhy? _ (Example:Two Family How) The Undersigned hereby petitions the Board of Appeals to vary the terms of the Salem Zoning Ordinance and allow the project to be constructed as per the plans submitted,as the enforcement of said Zoning By-Laws would involve practical difficulty or unnecessary hardship to the Undersigned and relief may be granted without substantially derogating from the intent and purpose of the Zoning Ordinance. i CITY OF SALEM, MASSACHUSETTS BOARD OF APPEALS PETITION FORM The following written statement has been submitted with this application: O For all Variance requests a written Statement of Hardship demonstrating the following must be attached: a) Special conditions and circumstances that especially affect the land,building,or structure involved, generally not affecting other lands,buildings,and structures in the same district; b) Literal enforcement of the provisions of the Ordinance would involved substantial hardship to the applicant;and c) Desirable relief may be granted without substantial detriment to the public good,and without nullifying or substantially derogating from the intent of the district or the purpose of the ordinance. O For all Special Permit requests a Statement of Grounds must be attached.An application for a special permit for a nonconforming use or structure shall include a statement demonstrating how the proposed change shall not be substantially more detrimental than the existing nonconforming use to the neighborhood in accordance with Section 9.4 Special Permits.Such a statement should include reference to the following criteria: a) Social,economic,or community needs served by the proposal; b) Traffic flow and safety,including parking and loading; c) Adequacy of utilities and other public services; d) Impacts on the natural environment,including drainage; e) Neighborhood character;and f) Potential fiscal impact,including impact on City tax base and employment. ( ) For all Comprehensive Permits for construction of low or moderate income applicants should refer to M.G.L. Ch.40B §20-23. Previous applications to the Board of Appeals involving this property have been submitted with this petition form. The Building Commissioner can provide documentation ofprevious applications to the petitioner or his representative. If different from petitioner: Petitioner: 7 Howard Street Realty Property Owner: Roman Catholic Archbishop of Boston Trust Address: 443 FsRax St_ , Sa1em5 MA, Address: FF Rrnnks tlriva, Rraintrca_ MA 02184 Telephone: Telephone: Email: Ifre'@uppercrosspartners.com Email: c/o geneg@bb-lawfirm.com Signature: %ry 1/' rub/ Signature: consent letter to be supplied (Attached consent letter is also acceptable) Date: November 24, Al Date: November 24. 2015 / If different from petitioner: Representative: Scott M. Grover Address: 27 Congress Street, Suite 414 Salem, MA 01970 A TRUE ATTEST Telephone: 978 -8065 Signature: / Date: CITY CLERK DATE DPCD DATE This original application must be filed with the City Clerk. r STATEMENT OF GROUNDS The property that is the subject of this petition is the former Convent of the Saint John the Baptist Church. The building and grounds have fallen into a state of serious disrepair since the Church no longer uses it as a Convent. The petitioner, 7 Howard Street Realty Trust, has entered into a Purchase& Sale Agreement with the Archdiocese of Boston to purchase the property. As part of that Agreement,the Archdiocese has also agreed to grant the petitioner a perpetual easement for six parking spaces on the remaining land of the Church immediately abutting the subject property. The petitioner is proposing to redevelop the building into six residential dwelling units. The site is located in the R-3 zoning district(Multi-Family Residential) so the proposed use is allowed as a matter of right. However, since the structure is already nonconforming,a Special Permit is required under Section 3.3.3 to alter such a structure for a substantially different purpose. In addition, the lot area of the property is only 6,150 s.f.which would allow only a single unit to be constructed in a building with over 7,000 s.f. Therefore, a variance from the lot area per dwelling unit of 3,500 s.f. required in the R-3 district is needed. A few new balconies will also be added on both sides of the building, encroaching further into the already nonconforming setbacks and requiring a variance. There are several variances from the parking requirements of the Ordinance that will be necessary. First, the six(6)units would require nine (9) spaces and the easement area will only accommodate six spaces. Second, Section 5.1.2 of the Ordinance provides that the parking requirements can only be satisfied in an off-site location if that location is held in common ownership with the subject property. In this case,the parking is on the abutting property through an easement. Third, Section 5.1.6 of the Ordinance does not allow parking spaces to be designed in such a way as to require vehicles to back into a public way. In this instance, the only possible way to exit the existing parking area is to back into Howard Street. Finally, the existing curb cut to the parking area exceeds the maximum opening of twenty(20)feet allowed under Section 5.1.5. The proposed re-use of this property would not be substantially more detrimental to the neighborhood for a variety of reasons. This is an opportunity to redevelop a building that is no longer in productive use and to provide much needed moderately priced housing in the community. There will be adequate parking on site and in nearby municipal lots and there will be no negative impact on drainage and utilities. The natural environment will be improved by cleaning up a neglected property. Many of the surrounding homes are multi-family so the proposed use of the property will not be out of character in the neighborhood. Finally,the property will be converted from an exempt use to one that will be a source of substantial tax revenue to the City. There are special conditions that affect the land and buildings in this case which generally do not affect other property in the district. The building is a large building on a small lot that was built for the specialized purpose of a Convent which is no longer viable. The building occupies nearly the entire lot, leaving no opportunity to create parking. A literal enforcement of the parking requirements would be an extreme hardship because it would prevent any use of the property at all. Also,the large size of the building dictates use for multiple units. Literal enforcement of the lot area per dwelling unit requirement would permit only one unit which is not a possible alternative. The proposed relief can be granted without substantial detriment to the public good for the same reasons cited above that support the Special Permit. 7 Howard Street Condominiums 7 Howard Street, Salem, MA z 51 v� x � d Owner: Architect: DRAWING INDEX REVISION LOG y z SHEET DESCRIPTION R n 7 Howard Street Realty Trust Seger Architects, Inc. COVER SHEET r G d 10 Derby Square, Suite 3R A-0 SITE PLAN Ch 7 Howard Street Salem, Salem, MA 01970 A-1 ELEVATIONS Phone: 978-744-0208 Fax: 978-744-0145 A 2 ELEVATIONS PROJECT INFORMATION b SITE LOCATION b 2009 International Residential Building Code l o PROJECT: 7 HOWARD STREET CONDOS " s,ems ja„,..:g��ases f . a '. "*, €. ",�- LOCATION: 7 HOWARD STREET, SALEM, MA r + o , �o211, JURISDICTfON ESSEX COUNTY14 APPLICABLE CODES: 2009 IEBC W/ MA STATE 8TH EDITION ADMENDMENTS g„aS',t k t ;'• T ;`9Sc d c - i"�'�' ', '`4+'�c ..'• ZONING AND BUILDING DATA h �C 3 ..:.w^` � A 1`"'. ...sem. 'z «s. w,,� ,;�t•' ZONING DISTRICT: R-3, RESIDENTIAL MULTI-FAMILY REQUIREMENTS: REQUIRED EXISTING PROPOSED MIN. LOT SIZE 25,000 SF 6,105 SF NO CHANGE MAX. HEIGHT 45' - NO CHANGE t 4' SIDE YARD 20' 8.3' NO CHANGE d } FRONT YARD 15' 15.3' NO CHANGE _ BACK YARD 30' 17.1 NO CHANGE s a Ais, FRONTAGE 100' 58.25' NO CHANGE - +; LOT COVERAGE 35% W k swz.°"epnSQ" NQ SCOPE OF WORK: CONVERT EXISTING CONVENT TO 6 CONDOS. (1) 1 BEDROOM AND (5) 2 BEDROOM FLATS. sr w e,mv ZBA SET 11/23/2015 M e I D D m I C] A X m a� �D N � v X F, D V q A p O O4rx Z O IM I w ifn z D -------------------------------- ------ � N --- z n _ y a 03 Q _ D D \ nm M I O m D \ C 2 VI z m s o O m � v O m M I, I _ D m N D M N i / z z a nrn o rn p n M z - III D O `Ril LM A N ~ O i N D U) N W N O_ U A-0 SEGER ARCHITECTS,INC. Date:AS N07ED November 23,2015 Scale: 7 Howard Street 10 Derby Quare S Salem,MA > Salem, MA p:978-744-02-8 johnaseger@segerarchitecls.com rn m Z p m x C 1 Z o m ( m 0 x O m O X O <n � `L O O NM -E N m p ~ p Z O m D y M � (D ( T = fNT 1 O Z O O Z i p O 0 o Z m p o O N � o _ pop p m O00 M m ! I% r~i m p m m p m ZCD O N ! I p M ` 01 � FBI ❑ FM o Irl I, I � i ❑ I ❑ ❑ O x I ❑ � N ❑ m 0 ❑ ❑ � N D = 0 i D +li I, K0 m � m M c') m -n m cn o o r" D r r m o m y O O om FBI Z pN n W m N m ❑ ❑ O = O O O m o o p 0 O C CD f O D N Z m \ O r m z 0 ❑ ❑ t- N 0 m Z � Z N M Z x m c z N f Z Z Z r. Z m rm m x m M 0 m m F� ZE 0 m cn F N � � r r N f o o N y c➢ir O O j c➢ir o oQD o z N o DcD O Z O r z .TZ] `2_ _ Z D til N O frTl OO < Z W TI Z _ < op r z o0 M N � zZ Z Z \ O G7 N W N _O Cn SEGER ARCHITECTS,INC. A-1 Date: NONOTEStreet �' �luare [23,7A15 NOTE Scale:AS D 7 Howard Stt 10 Derby S SalU >Salem,A Salem,IM D:978-744-02-8 johnaseger@segelarchit%1s.00m X_ (n Z G7 D (n M2 p X m Z Z � G7 Z O O p p 1 Z N Z Z 0 O X fZ*1 (n N pr w c� z \Y ❑ �r o z nm m Z N D D as � z m m � ZE ZEM < ■ zz o z < � � z oMn A� ❑ FEm M �Y Z � • O o M M F1 A Ao zx o m lifliM M 61 � ::E 11111111 �nNi O Z Mp MM < z m CD 0, oC" pp M mo m� m z O z M p v x m � o z 0 M 0 M m -� ~ D� m M F m rrt oo mo ❑ ❑ o r r D C M Z o o O > m W O Z I Z D r O O O m AN n cS M \ O [F Z ITC1 O p L m z = M D N 2 OM v � O X 0 Z Q m M n z -o m cn o o r OM r r n C * — C11n o z � o o 7Z m CD N 10 r * o � m O w o M C! m M O x O r z y ° m N Q MM m N z o K �+7 v cn { OW z o M z o m N r (fl N O_ Cn SEGER ARCHITECTS,INC. A'2 Date: November 23,2A15 7 Howard Street 10 Derby Square,Salem MA Scale:AS NOTED �' Q > > Salem,MA p:978-744-02-8 johnaseger@segs architecls.can N PROPOSED PARKING sr s 91 19' Parking Map 35 Lot 180 9• N/F d parking Roman Catholic Archbishop of Boston °rking 26 St. Peter St. 9'X19• parking 91x19' parking O 91 Iron Rod parking W/Cap ,, .;, . 9 X1g' Set) Bit. parking c — Gam _.579 p� Cona pavernent 17.7' 99 5p• _E ..� Chvin 8 3 concrete OL Fe 3 Walk 10 Tree Map 35 Lot 183 �c Gate I ?,'Drill {ole "CONDO" " ( ) p �..�_,r 16 Brown St. m r, �� 15.3' Bk. 24143 Pg. 227 0 0 'o N #7 Howard St. a i V Iron Pie n Down � i 3 (Fnd� Map 35 Lot 180 Iron Rod 6,105 sq.ft. b`! — 10 o LOC C) W CaP N82 Set 25'42"ty i Tree ii 0 �l Conc. 100.03' Block14.8 _ MAG Nail Garage ' (het In Conc. Walk) 9 Map 35 Lot 187 �� N/F David Hayes 5 Howard St. Bk. 5139 Pg. 500 Iron Pipe (Fnd—Bent) REFERENCES: 1) Deed Book 4795 Page 186 2) "Saint John The Baptist Parish, Plan of Land in Salem, Mass, prop. of PLOT PLAN Roman Catholic Archbishop of Boston, Scale: 1"=20', September 18, 1961 7 HOWARD STREET Osborn Palmer, Inc., 15 Wallis St., AND Peabody, Mass (Not Recorded) 26 ST. PETER STREET 3) Plan Book 422 Plan 38 4) Plan Book 217 Plan 9 SALEM, MASSACHUSETTS 5) Plan Book 364 Plan 94 Prepared By LeBlanc Survey Associates, Inc. 161 Holten Street Danvers, MA 01923 (978) 774-6012 October 22, 2015 Scale: 1 "=20' HOR. SCALE IN FEET 0 20 50 100 7 Howard Street Condominiums 7 Howard Street, Salem, MA N W N� Owner: Architect: DRAWING INDEX REV SION LOO SHEET DESCRIPTION 0 L 7 Howard Street Realty Trust Seger Architects, Inc. mffR SHEET 7 Howard Street 10 Derby Square,Suite 3R Ao s'E PLAN Salem, MA 01970 A-1 ELEVATIONS Salem,MAA-z ELEVAVONs Phone:978-744-0208 Fax:978-744-0145 PROJECT INFORMATION SITE LOCATION----\ 2009 International Residential Building Code I.A-1111 ;A PROJECT: 7 HOWARD STREET LON005 y„+""ym �!`A . '�k r A � Up LOCATON: 7 HOWARD STREET,SALEM,MA f+ �i �,+" �' M - .�.. L JURISDICTION ESSEX COUNTY -(A { �µ. }, APPLICABLE CODES: 2009 ITC W/MA STATE 6TH EDHION ADMENOMENR yy bi�`f k s, {y T ,iA y 0 I C,} q ' ZONING AND BUILDING DATA ZONING 01STRICT: R-3, RESIOENIIAL MULTI-FAMILY REOUIREMENiS' REOUIREO E%IS11NG PROPOSED MIN. LOT SIZE 25,000 SF 6,105 SF NO CHANGE MA%. HEIGHT 45' - NO CHANGEST . SIDE YARD 20' 8.3' NO CHANGE FRONT YARD 15' 15.3' NO CHANGE BACK YARD 30' 17.7' NO CHANGE ^ " "" FRONTAGE 100' SR.25' NO CHANGE �' LOT COVERAGE 355 9 �O - 8 mvJ.-T 5r+'w MJ o^`L �` ✓ F 3 C J'p - z Z SCOPE OF WORK. CONVERT EXISTING CONVENT TO 5 CONDOS(I)1 BECROOM -i "G" "" i^` F a,y w ,y-, '" ;F k'Y .�+++• y� AND(5)]BEDROOM MiS. :^+b O 7 ' e ZaA SET 11/23/2015 v; E dE 1 `CDNNON YARDElK W N d� N �� O O - I C 0- W V 1I EXIST I ACCESS DRIVE AREAWAY I - 1 ACCESS I 26 ST.PETER STREET HIGH �I C SDLID FENCE y OUNITS 1,3.5 i UNITS 2,4,6 THERNDPLASIIC VIII II LYARD7 DECDRA➢YE'ART w ACCESS GALE INS a I ^ x N n 1 TRASH � <_ b ox a Or LPANNG 1.. .__ 7NG7 HYD. HOWARDSTREET ONE WA1 n Site Plan - Y� O� 0 a Z13A sET 11/23/2015 PROPOSED WINDOW IN NEW MASONRY OPENING NEW MASONRY OPENING FOR PROPOSED DOOR AT EXIST WINDOW OPENING EXISTING MASONRY PROPOSED 7❑� CEMENTIED BANGING PROPOSED BALCONY INFILL MASONRY U 9 SECOND FLOOR Z NEW MASONRY OPENING EL. 10'-3 1/2 FOR PROPOSED DOOR AT LJ — PROPOSED WINDOW IN U EXIST. WNDOW OPENING OPENING W y PROPOSED JULIEiiE � ® INFILL MASONRYS Y U g 6 T EXIST. STONE WALL FIRST FLOOR h W TD REMAIN EL. 0,_D P n v, NEW WNDOWS IN Right Elevation EXISTING OPENINGS, TYR. GARDEN LEVEL EL. —10'-0 SCALE: 1/8" 11'-0" PROPOSED WINDOWS IN .. NEW MASONRY OPENING __ ua E E u ® ® PROPOSED S ti CEMENTPPDUS BANDING MODIFIED METAL CANOPY � REMOVED CANOPY SECTION SECOND FLOOR FIRST FLOOR EL. OEL. _O" o EXIST. STONE WALL " TO REMAIN Z GARDEN LEVEL tla Front Elevation EL. -10' SCALE: 11C - 1'-0" � a ZBA SEF 11/23/2015 NEW MASONRY OPENING FOR PROPOSED DOOR AT EXIST. WINDOW OPENING PROPOSED BALCONY PROPOSED ® ■® ■® CEMENTITIOUS BANDING EXISTING MASONRY SECOND FLOOR z g JEL. 3 1/2" °e x A N OOR "E%IST. STONE WALLloop" TO REMAIN .. NEW WINDOWS IN NEW MASONRY OPENING NEW MASONRY OPENING FOR PROPOSED EXISTING OPENINGS, TYP, FOR PROPOSED DOOR AT CONCRETE STEP 1L J ENTRY AT EXISTING WINDOW OPENING EXIST. WWNDOW OPENING GARDEN LEVEL PROPOSED JULIETTE EL. -10'-0" Left Elevation SCALE: I/9" = I'-0" .. PROPOSED WINDOW IN NEW MASONRY OPENING y E ym PROPOSED CEMENTITIOUS BANDING SECOND FLOOR EL 10'-3 i/2" ® ® EXISTING MASONRY FIRST FLOOR EL. O'-0" ® ® E. NEW WINDOWS IN 60 EXISTING OPENINGS, TYP. 1 Z L GARDEN LE EL g EL. -tO'-0" Rear Elevation N SCALE: I/B" = 1'-0" Q ZBA SEF 11/23/2015 City of Salem Department of Planning & Community Development CHECK RECEIPT AND TRACKING FORM DATE BOARD -Z.V STAFF CLIENT: w � IV0112 4 20i5 DEP-r OF ANP11N PROPERTY ADDRESS: OOMI ...�OpMEN7 CONTACT NUMBER: PURPOSEFOR APPLICATION: 0,A.,j a, CHECK # AMOUNT RECEIVED: $ 572 O .. 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