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boa_25_calabrese_street_-_stamped_decision 4.3.2019 COST � 0 � CITY OF SALEM, MASSACHUSETTS BOARD OF APPEAL 98 WASHINGTON STREET♦ SALEM,MASSACHUSETTS 01970 KIMBERLEY DRISCOLL MEL:978-745-9595 MAYOR p April 3, 2019 f;,C`' _V Decision ' City of Salem Board of Appeals :fir -0 Petition of DOUG LITTLE for a special permit per Section 3.3.5 Nonconforming Single-an�wo- Family Residential Structures of the Salem Zoning Ordinance to extend an existing nonconforming structure by adding a second story to the exist , g single-family home at 25 CALABRESE STREET (Map 25,Lot 400).f11 Zoning District). A public hearing on the above Petition was opened on March 20,2019 pursuant to M.G.L Ch. 40A, 5 11 and closed on that date with the following Salem Board of Appeals members present: Mike Duffy (Chair), Peter A. Copelas,Jimmi Heiserman, Patrick Shea,Jimmy Tsitsinos, and Paul Viccica (Alternate). The Petitioner seeks a special permit per Section 3.3.5 Nonconforming Single-and Two Family Residential Structures. Statements of Fact: 1. In the petition date-stamped January 31,2019, the Petitioner requested a special permit per Section 3.3.5 Nonconforming Single-and Two-Family Residential Structures to extend an existing nonconforming structure by adding a second story to the existing single-family home. 2. Architect David Stuhlsatz,representing petitioner Doug Little,presented the petition. 3. The property is a single-family house in the Residential One-Family (R1) zoning district. 4. The property is nonconforming to minimum lot area,lot area per dwelling unit, minimum frontage, minimum lot width, and minimum width of side yard. 5. The petitioner is proposing to build a second story addition to the existing one-story, single-family home. The proposal will not affect the existing nonconformities or create any new nonconformities. 6. The petitioner is not proposing to increase the number of dwelling units. 7. The requested relief,if granted,would allow the petitioner to add a second story to the existing single- family home. 8. At the March 20,2019 public hearing, architect David Stuhlsatz presented the proposal,noting that they will be replacing siding,roofing, and probably all of the windows. He stated that the maximum height will be 27 feet. (The maximum building height is 35 feet.) Mr. Stuhlsatz explained that the house currently has three small bedrooms;the new layout will have three bedrooms on the second floor with a bathroom and probably a laundry room,and the first floor will have a kitchen,living room,larger dining area, and what is legitimately considered a fourth bedroom but could be used in another capacity. The basement is currently unfinished and there are no plans to finish the basement. Mr. Stuhlsatz noted that he will add a small roof over the front entry,but it will be conforming to the front yard setback. City of Salem Board of Appeals April 3,2019 Project:25 Calabrese Street Page 2 of 3 9. At the March 20,2019 public hearing,no (0) members of the public spoke in favor of or in opposition to the petition. One member of the public asked about the square footage of the yard and asked about what was proposed.The Board showed the plot plan to this member of the public, and Mr. Stuhlsatz explained the proposal. 10. Chair Duffy discussed the special permit criteria. 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, and the Petitioner's presentation and public testimony,makes the following findings that the proposed project meets the provisions of the City of Salem Zoning Ordinance: Findings for Special Permits The Board finds that the propsed nonconforming use is not substantially more detrimental than the existing .nonconforming use to the neighborhood. 1. Social, economic and community needs served by the proposal: This proposal will increase the value of the house by increasing the square footage and making it a more livable and usable property, more consistent with how people live today. 2. There will be no impacts to traffic flow and safety,including parking and loading. There is no change to the parking conditions. 3. The utilities and public services are adequate because there will be no significant additional burden on utilities and public services: this is remaining a single-family home. 4. There will be no new impacts on the natural environment,including drainage: there will be no change to drainage characteristics or increasing runoff,as there is the same impervious coverage. 5. The proposal is consistent with the character of the properties in the neighborhood. 6. The potential fiscal impact, including impact on City and tax base and employment, is positive: This proposal will increase the value of the house and thus increase the City's tax base. On the basis of the above statements of fact, the Salem Board of Appeals voted five (5) in favor (Peter A. Copelas, Mike Duffy (Chair),Jimmi Heiserman, Patrick Shea, and Jimmy Tsitsinos) and none (0) opposed to grant the requested Special Permit per Section 3.3.5 Nonconforming Single- and Two-Family Residential Struaitres of the Salem Zoning Ordinance to extend an existing nonconforming structure by adding a second story to the existing single-family home at 25 Calabrese Street, subject to the following terms, conditions, and safeguards: Standard Conditions: 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. A Certificate of Inspection is to be obtained. 8. 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. 9. Petitioner is to obtain approval from any City Board or Commission having jurisdiction including,but not limited to, the Planning Board. City of Salem Board of Appeals April 3,2019 Project:25 Calabrese Street Page 3 of 3 e Mike Duffy, 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 avithin 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 deci rion bearing the certificate of the City Clerk has been filed unth the Essex South Registry of Deeds. ;is.