BOA_157 Boston Street - REVISED Statement of Grounds+Hardship (3.10.21) (1)
157 Boston Street, Salem
Josh Chmara | joshchmara@gmail.com | 508-801-9276
Special Permit Request
The existing structure on 157 Boston Street is a legal non-conforming single family residence in a B2
Zoning District. I am seeking a special permit to convert this into a two-family residence under Section
3.3.2 Nonconforming Uses of the Zoning Ordinances. I will be the owner occupant of one of the units. I
believe issuing this Special Permit will be not more detrimental than the current nonconforming use – in
fact, there are significant benefits.
See below for commentary on each of the points of consideration for a special permit laid forth in Section
9.4.2 in the Zoning Ordinances:
1. Community Needs Served By Proposal: Allowing for a two-family residence would add one new
and fully renovated housing unit to a very tight housing stock. A new unit would augment Salem’s
tax base. SIGNIFICANT NET BENEFIT VS. EXISTING NONCONFORMING USE
2. Traffic Flow and Safety: If issued a special permit to convert into a two family residence, two off-
street parking spaces would be constructed. Currently the property has no off -street parking. NET
BENEFIT VS. EXISTING NONCONFORMING USE
3. Adequacy of utilities and other public services: There should be no detrimental impact here. The
newly renovated units will have high efficiency systems and proper insulation which will serve
‘Green’ initiatives. MINIMAL NET BENEFIT VS. EXISTING NONCONFORMING USE
4. Neighborhood Character: This section of Boston Street it is the norm, rather than the exception,
to have a property be a multi-family residence. This property was foreclosed nearly two years ago
and has remained vacant until I purchased it a couple months ago. The property requires
substantial renovations to bring it back to its former glory – let alone make it inhabitable. There is
no heating or plumbing. There is limited curb appeal as the property looks unkempt after all the
time left vacant. I take pride in my property and intend to make my house look like the gem of the
street. SIGNIFICANT NET BENEFIT VS. EXISTING NONCONFORMING USE
5. Impacts to Natural Environment including View: N/A
6. Potential Economic and Fiscal Impact (including services, tax base, and emp loyment): As
discussed in point #1, adding a new housing unit to Salem will augment its tax base and provide
much needed housing for someone who would also like to make Salem their home. There will be
all the streams of cash flow / taxes / spending associated with a new resident(s). Additionally,
with the renovations I am planning, the dwelling can probably be assessed at a higher value,
which will benefit Salem for the long run. SIGNIFICANT NET BENEFIT VS. EXISTING
NONCONFORMING USE
Variance Request
I am requesting relief from Section 5.1.8 Table of Required Parking Spaces in order to provide two (2)
tandem parking spaces for the property. As the drawings in my application show, I am able to fit the two
required spaces for the additional unit I am requesting in my special permit request. After speaking with
the Planning and Building Departments, they recommended that the option with two tandem spaces on
the side of the house is the best option all things considered. Since this parking plan is tandem spaces, I
require relief from Section 1.5.8. The property has a topographical hardship – there is a significant
elevation difference from the front of the property to the back of the property. The cost to excavate and
build any necessary retaining wall is significant. Additionally, there is an existing National Grid gas line
that connects from the street to the middle of the front of the house. Putting a parking space in the front of
the house would require moving that gas line – another substantial cost. The tandem parking avoids this.
The tandem parking would not cause any substantial detriment to the public good . Additionally, since
these two spaces are required for the 1 new unit, the issue of blocking the rear car is minimized since the
two cars would be associated with the same unit residence (e.g. husband and wife).