3 Federal Court Statement_of_GroundsSTATEMENT OF GROUNDS FOR SPECIAL PERMIT
FOR HISTORIC CARRIAGE HOUSE AT
3 FEDERAL COURT, SALEM
Petitioner seeks approval of a Special Permit under Section 3.1.2 of the Salem Zoning Ordinance (Use Regulations) to renovate and convert a historic carriage house located at the rear
of the property to a dwelling unit. All proposed work will be within the footprint of the existing structure, with no expansion of the footprint.
Section 10 of the Ordinance defines a Historic carriage house as “an accessory or outbuilding, originally built to house carriages, horses, or for use as a barn, that has been in existence
since 1900 at its present location.”
The main structure at 3 Federal Court is a wood-frame, 3-family structure, located in the R-2 Zoning District.
The detached 2-story wood-framed carriage house was constructed in the same location where it sits today as a carriage house/barn which has existed in the same location since at least
1874, as shown on the City of Salem Ward 4 Map of 1874.
Given the age and location of the carriage house as shown on the historic City of Salem Ward Plan dated prior to 1900, and the facts above, it is reasonable to infer that the building
was constructed and used as a carriage house/barn in its same location prior to 1900 and qualifies as a “Historic Carriage House” under the Ordinance.
It is the petitioner’s intention to remove one of the existing units in the main building and relocate that unit to the carriage house so there will be no increase in density on the
property.
The proposal will not be substantially more detrimental than the existing nonconforming use based upon the following criteria:
The social, economic and community needs to preserve this historically significant structure and the historic fabric of the community, and also to provide additional code-compliant housing
in the community are all community needs served by this proposal;
There is adequate parking on the property, so there is no traffic or parking congestion likely to result from the proposal;
Adequate utilities and public services already service the property;
as there is no expansion of either the footprint or roof area of this structure, impact on the natural environment and drainage are unaffected;
the carriage house has existed in the same location at the property since before 1900, so the proposal will have no negative impact on the historic character of the neighborhood, and
the carriage house renovation is likely to increase the fair market value of the property, which will have a positive fiscal impact on the City by generating more real estate tax revenue.
CONCLUSION
Based upon the facts and showings above, the granting of the Special Permit to renovate this historic carriage house is appropriate and the renovation will have no detrimental effect
on the neighborhood greater than the present use.