boa_374_essex_street_-_stamped_decision 4.28.2020 HUSETTS
CITY OF SALEM MASSAC
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BOARD OF APPEALS ,
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April 28, 2020 Cn
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City, of Salem Board of Appeals
Petition of JAMES SULLIVAN&EMMA HAMILTON for a special permit per Sections 3.1
Principal Uses and 10 Defi&dons of the Salem Zoning Ordinance to rcuovate an ezCmting historic
carriage house to add a one-family dwelling unit on the mcond floor at the two-family y house at 374
ESSEX STREET (Map 259 Lot 208):(R2 Zoning District).
A public hearing on the above Petition was opened on April 1,2020 pursuant to M.G.L Ch..40A, § 11 and
dosed on that date with the following Salem Board of Appeals members present: Peter A.Copelas,Mike
Duffy(Chair),Carly McClain,Rosa Ordaz,Steven Smalley,and Paul Viccica.Board member Jimmy Tsitsinos
was absent.
The petitioner seeks a special permit per Sections 3.1 Pdxa Zoning
.�d Uses and 10 Defixidons of the Salem
Ordinance to renovate an existing historic carriage house to add a. one-family dwelling unit on the second floor.
Statements,of Fact:
1. In the petition date-stamped February 24,2020,the petitioner requested a special permit per Sections
3.1 Prinoal Uses and 10 Definifions of the Salem Zoning Ordinance to renovate an existing historic
carriage house to add a one-family dwelling unit on the second floor at the two-family house at 374
Essex Street.
2. 374 Essex Street is owned by petitioners James Sullivan and Emma Hamilton.
3. 374 Essex Street is a two-family home in the Residential Two-Family(R2)zoning district.The two-
family residential use is allowed in the R2 district.
4. There is an existing two-story historic carriage house on the property.
5. The proposal is to renovate the carriage house in order to add a one-family dwelling unit.This unit
would be located on the second floor of the carriage house.The first floor would continue to be used
as a garage.
6. Interior and exterior renovations are planned.Under the proposal,the footprint of the carriage house
would not be expanded.
7. "Dwelling unit in historic carriage house"is a use allowed by special permit from the Zoning Board of
Appeals in the R2 zoning district.
8. A historic carriage house is defined in Section 10.0 Defixi6vns of the Salem Zoning Ordinance as"an
accessory or outbuilding,originally built to house carriages,horses,or for use as a barn,that has been
in existence since 1900 and its present location."
Page 1 of 4
City of Salem Board of Appeals
April 28,2020
Project 374 Essex Street
Page 2 of
9. Included with the application are City of Salem Ward Plans of 1874 and 1898 which appear to show
the carriage house structure.
10. The property is located in the McIntire Historic District.The proposal has been granted a Certificate
of Appropriateness from the Salem Historical Commission(dated December 9,2019,as noted
above).
11. The requested relief,if granted,would allow the petitioner to renovate an existing historic carriage
house to add a one-family dwelling unit on the second floor.
12. The April 1,2020 meeting of the Board of Appeals was held remotely,via the online platform Zoom.
13. At the April 1,2020 meeting of the Board of Appeals,Attorney William Quinn,representing the
petitioners,discusses)the petition.Attorney Quinn presented sections of Assessor's Maps from 1874
and 1898 that show the carriage house and label it as a stable or barn..Attorney Quinn noted that the
two-story carriage house has always been used for storage of vehicles and that the second floor is
unfinished loft or storage.He stated that the applicant lives in a two-story Colonial home at the front
of the site.Attorney Quinn noted that properties on both sides of the backyard have renovated their
carriage houses,so this will be another important precedent in:saving the historic fabric of the
neighborhood and preserving an original.carriage"house,so it is totally appropriate.Attorney Quinn
stated that the design has already-been approved by the Salem Historical Commission.
14. At the April 1,2020 public hearing,Attorney Quinn discussed the grounds for the carriage)louse
special permit,stating that this historic carriage house has been in the same location since at least 1900
and was used as a"barn,stable,or shed.'in its current location.He stated that this historically
appropriate renovation of an historic:carriage house is an improvement over an on-improved,
basically unused carriage house.Attorney Quinn added that there will be five parking spaces on site:
three within the carriage house and two behind the primary building.He discussed the other special
permit criteria,noting that they are met.
15. Atthe April 1,2020 public hearing,architect Dan Riceiare1h of Seger Architects presented and
discussed the renovation plans.He noted that much of the materials will remain;they are filing.for
national and state tax credits.Mr.Ricciarelli noted that the second floor is currently in bad shape,with
a,settlement in the middle due to an unsupported beam.The second floor will be restructured inside
for a residence,and the roof will be restructured to hold up the existing slate roof and ridge.The
property is undergoing a complete restoration and=renovation.The garage doors will be replaced with
upward-acting doors that;look like carriage house doors;the windows will be glazed;the hay bale door
will be a figedlight,with the barn door activated behind it.
16. At the April 1,2020 public hearing,no (0) members of the public spoke in favor of or in opposition
to the petition.
17. At the April 1,2020 public hearing,,Chair Duffy reviewed the special permit criteria,noting that
Attorney Quinn has.discussed them.He noted that the historic plans indicate that this carnage house
was in place prior to 1900 and was shown as a bam or other designated carriage house.He noted that
no concerns have been expressed regarding the project.
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 that the proposed project meets the provisions of the City of Salem Zoning Ordinance:
City of Salem Board of Appeals
April 28,2020
Project:374 Essex Street
Page 3 of 4
Special Permit Findings:
The Board finds that the structure meets the definition of a historic carriage house and the proposed use will
not outweigh its beneficial impacts to the City or the neighborhood.
1. Social, economic, or community needs are served by the proposal: The proposal is consistent with
expectations for developing and reclaiming historic carriage houses,which is a benefit to the City.
2. Traffic flow and safety,including parking and loading:There are five compliant on-site parking spaces.
3. Existing utilities and other public services ate adequate.
4. Impacts on the natural environment,including drainage:No impacts are anticipated
5. Neighborhood character:The historically sensitive restoration of this carriage house is an improvement
to the neighborhood and is appropriate given the:historic nature of the area and the presence of other
restored historic carriage houses°nearby.
G. Potential fiscal impact,including impact on City tail base and employment.Any,fiscal impact,including
to the City tax base,is likely to be positive.
On the basis of the above statements of fact and findings,the Salem Board of Appeals voted five (5)in€avor
(Peter A. Copelas, Mike Duffy (Chair),Rosa Ordaz, Paul Viccica,and Steven Smalley) and:none (0) opposed
to grant the requested Special Permit per Sections 3.1 Principe! U es and 10 Definaizanr of the Salem Zoning
Ordinance to renovate an existing historic carriage house to add a one-family dwelling unit on the second floor
at the two-family house at 374 Essex 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.
G. 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.
10. All construction shall be done per the plans and dimensions submitted to and approved by this Board.
No change,extension,material corrections,additions,substitutions,alterations,and/or modification
to an approval by this Board shall be permitted without the approval of this Board,unless such
change has been deemed a minor field change by the Building Commissioner in consultation with the
Chair of the Board of Appeals.
City of Salem Boatd of Appeals
April 28,2020
Project:374 Essex Street
Page 4 of 4
Mike Duffy, air
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 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.