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75 North St. application (STAMPED) 0 ~ CONtiIr"q`` 06 W 4 , CITY OF SALEM, MASSACHUSETTS W 0 ,_ �- r6`� BOARD OF APPEALS © Z - 98 WASHINGTON STREET,2ND FLOOR J 'j1 M1 ) SALEM, MASSACHUSETTS 01970 WC\2 a � Thomas St.Pierre, Director of Inspectional Services U � O FC7MIN9 Phone:978-619-5641 LU c Daniel Laroe,Staff Planner ist Kimberly Driscoll 02 Mayor Phone:978-619-5685!- �o r_ Zoning Board of Appeals Application Application ID: ZBA-22-25 Date submitted: April 26, 202�;, -o TO THE BOARD OF APPEALS: The Undersigned represent(s)that they are the owner(s)of a certain parcel of land located at: Address:75 NORTH STREET Zoning District: NRCC An application is being submitted to the Board of Appeals for the following reason(s): Seeking Special Permit to convert use of existing structure from nonconforming light manufacturing,fabrication and assembly to non conforming dog training facility. For this reason,I am requesting: []Variance(s)from provisions of Section of the Zoning Ordinance,specifically from . true A Special Permit under Section Section 9.4.2 of the Zoning Ordinance in order to A Special Permit is required to convert this existing nonconforming light use to another nonconforming use as a dog training facility without boarding or day care,the adverse effects of which will not outweigh the beneficial impacts to the City and neighborhood. []Appealing a Decision of the Building Inspector: U Comprehensive Permit: Current Property Use: light manufacturing,fabrication and assembly of metal and wood fittings and products Are Lot Dimensions Included: No 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. Statement of Hardship(for Variances): Statement of Grounds(for Special Permits): This concrete and steel structure was constructed in about 1950,and was partially reconstructed after a fire in about 1962. The property has always been used for commercial purposes. From 1960 through 1997,the property was owned and operated Salem Paint Company as a paint manufacturing and retail facility. A kitchen cabinet company also did business here. The property was purchased by applicant R. Eric Rumpf,Trustee,in 2013, who has used the premises for commercial business purposes, including the light manufacturing, fabrication and assembly of wooden and metal products and parts since that time. The subsequent enactment and imposition of the NRCC District upon the property has rendered the applicant's present use to be a grandfathered nonconforming use,because under Section 8.4.5.3.4,a Special Permit is required for a light manufacturing facility in the NRCC District. The applicant now seeks a Special Permit to change the present nonconforming use to another non-conforming use as a dog training facility. This facility will operate regular business hours, and will not be a boarding or day-care facility. This use will be no more detrimental than the existing light manufacturing use to the neighborhood,as his use will serve a community where the dog population is expanding,as is the need for convenient dog training facilities. This use is is consistent with and complimentary to the needs of that area of Salem,where numerous new apartment and condominium units have be developed, and where the City has developed the nearby City of Salem Dog Park facility. No dimensional changes of the structure are required,and the facility has more than sufficient open space to accomodate the 3 on-site parking spaces required for the 3 employees who will operate the facility. The grounds for the Special Permit are as follow: a.the City generally,and the residents of the new apartment and condomimium developments in Salem require more facilities to provide training for their dogs. This has been recognized by the City's development and operation of the municipal dog park nearby. This social and ecomomic need for more dog training is served by this proposal. b.traffic flow for customers visiting the facility will be easily served by the existing street layout and turn-around nearby. Because of the layout of the street,the on-street parking available,and the fact that there are virtually no residences using this portion of North Street,the needs for safe traffic and loading are met by this proposal. c.the existing building is already served by all necessary public utilities. d. because there will be no enlargement of the structure or its footprint,there will not be any negative impacts upon the natural environment or drainage in the neighborhood. e. this use should have no negative impact upon the character of the neighborhood,which is almost all commerial in character, f,the improvements to the structure to accomodate the dog day care use will upgrade and modernize the structure,which will increase it's asseessed value and yield more real estate tax revenue to the City. Construction of the improvements and operation of the facility will also add new jobs in the City. Petitioner: R.Eric Rumpf,Trustee of 75 North Street Realty If different from petitioner Trust Property Owner: Address:75 North Street, Salem, MA 01970 Address: , Telephone:978-590-5555 Telephone: Email:rer@rumpfdesign.com Email: Signature: Signature: Date: Date: If different from petitioner Representative:William F.Quinn,Tinti&Navins, P.C. Address:27 Congress Street Suite 414, Salem, MA 01970 Telephone:978-745-8065 Email: billquinnlaw@gmail.com Signature: � s2 � Date: complimentary to the needs of that area Of Salen;.where numerous new apartment and condorniniun'units have be developed,ano Where the City has developed the nearby City of Salem Dog Park facility, No dimensional changes of the structure are required.and If1e facility has more than sufficient open,space to accorodate tile 3 on-site parking spaces regUirt:d for the s employees who will op.;a- ' the facility. The Grounds for the Special PLrrnil are as foilov, a.the City generally,and the residents of the new apartment and condc.n,irniurrr develaprnikmts in Salem require more facilities to provide training for their dogs. This has been recogn:xed by the;City's development and operation of the municipal dog park nearby_ This social and ecomumic need for more dog training is Served by this proposal. b.traffic flow for cuslorners visiting the facility writ be easily served by the existing sheet Ia ou1 ona turn-arourtd nearby. Because of the layout of the street,the cm-street parking avadabie.and!hG fact that there are virtually no:Nsrrr using this portion of North Street,the needs for safe traffic and loading are met by this proposal. ncct C.the existing building is already served by all necessary public utilities_ d.because there will be no enlargerr;ent of the strt;cturc or its footprint, there v.rll nut be any negatv,,e impacts upon tt;e na:urai environment or drainage in the neighhorhoosl e. this use should have no negative impac!upon the character of the neiahborhood- whi,h i;almost all comrrierial in character, f. the improvements to the structure to accomodate the dog day care use will upgrade and modernize the structure,which will increase it's asseessed value and yield more real estate tar.revenue to the City. Construction of the improvements and operation of the facility will also add new jobs in the City. Petitioner:R.Eric Rump(, Trustee of 75 North Street Realty It iPifierGnt`rorn peritronur Trust Property Owner: Address 75 North Street, Salem, MA 019710 Address' . Telephone:978- 5555 Telephone Email.rcr@7r p , n Entail: ' Signaiur•• A�p c �y _ Signature: Date: Date It(flrfF r'eril fr:arn pelilroner Representative: William F.Quinn,Tinti& Navins,P.C. Andress:27 Congress Street Suile 414, Salem, MA C1970 Telephone:978-745-80E5 Email:biilquinniawC(—,mail.com Signature: /d "" a.. ____ �`""'•�•"'�-� Dater r� '