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Home My WebLink About2017-01-05 Zoning Board of Appeals Minutes• o� F Ri k o �639,rxcon4°aP� Town of Reading Meeting Minutes ICEIVEQ T0�4iC!-FfK REARING, MASS_ Board - Committee - Commission - Council: 1011 APR 19 P 4-- 2C) I Zoning Board of Appeals Date: 2017-01-05 Time: 7:00 PM Building: Reading Town Hall Location: Selectmen Meeting Room Address: 16 Lowell Street Purpose: General Business Attendees: Members - Present: David Traniello, Chairman John Jarema Damase Caouette Robert Redfern Kathleen Hackett Erik Hagstrom Nick Pernice Members - Not Present: None Others Present: Public Present: Graham, Steele & Perkins Andrew Jones Matt Langis Shawn C. Ferris Tom Bergendahl Minutes Respectfully Submitted By: Kim Saunders, Recording Secretary Topics of Discussion: Mr. Traniello opened the meeting at 7:00 p.m. Case # 16-18 The Zoning Board of Appeals continued the public hearing on the application by O. Bradley Latham, Esq., on behalf of Arborgreen, Inc., pursuant to M.G.L. Ch. 40A §6, for Variances and such other relief the Board deems necessary under Section 6.3 of the Zoning Bylaw to allow use of the property, located at 90-92 Green Street in Reading, Massachusetts, as a four (4) family dwelling Attorney Brad Latham introduced Tom Bergendahl the owner of the property, along with Matt Langis and Peter Sandorse Architects of the project. Mr. Latham said the updated proposed plans and Letter of Revision address the concern the Board discussed at the last meeting. He said there will be two parking spaces per unit, except one unit will have three; the front yard setback would be 20', which is consistent with the current properties on the street; the lot coverage reflects a significant reduction and the height of the proposed building is now at 28'. He concluded the current five unit dwelling will now be a four unit dwelling. The building will be a better quality of housing and will enhance the neighborhood property value. Page 1 1 F Roof a � b O,s3s. INCO4p�PP� Town of Reading Meeting Minutes Mr. Redfern said it appears three concerns from the October 6, 2016 meeting have been visited by the applicant. He summarized the updated proposed plan. The parking for each unit will allow one space in the garage and one in the driveway. The one unit that allows three parking spaces will be entered from Elliott Street. He went through the setback requirements for an A40 district and what is proposed. Mr. Redfern questioned if the trees located on the corner of Elliott and Green Street will be removed and if there was a landscaping plan. Mr. Latham replied the trees are overgrown and an obstruction. He said a Site Plan Review is needed by the Community Planning and Development Commission (CPDC), but will come back the ZBA if CPDC approves the plan. Mr. Redfern questioned why the shed is still on the plot plan. He requested the shed and the area be cleaned up for the abutter. Mr. Latham replied the plot plan has an error, and the shed and other structure will be removed. He added the CPDC might require a fence. Ms. Hackett said she was not present at the initial public hearing, but noted the proposed plan is an improvement to the property. Mr. Jarema requested a review of the Variance requested by the applicant. Mr. Latham provided why the applicant is requesting relief. He questioned if the gross floor area should include the garage area. Mr. Caouette stated the gross floor area would be 5,640 square feet if the garage is included. A Variance request would not be needed if the garage space is excluded Mr. Hagstrom questioned the hardship criteria. He said the proposal reflects the bedroom numbers are doubled, which would allow the rent to be doubled. Mr. Latham answered the hardship criteria is a Life Safety Code Provisions. The Architect reviewed the existing dwelling and said the alteration is a level 3, which means more than 50% renovations are needed to bring the dwelling up to code. He said it would be less expensive to demolish than to renovate. Mr. Pernice gave his opinion the basis of a Variance and meeting the hardship criteria is unique. He asked for clarification on the hardship. The Architect explained if the building was decreased, the stairways and garages would not work. Mr. Traniello reiterated the applicant would need to receive approval from the Board of Selectmen for the curb cut, and the CPDC for Site Plan Review. Mr. Traniello asked for clarification, and said the hearing notice recognizes the building as a four unit dwelling. Mr. Latham replied the current building will be replaced with a four unit dwelling. 2 ' _. 1 i FR O� r eJs. +Nzon4°'ts' Town of Reading Meeting Minutes Mr. Traniello opened the meeting for public comment, and then closed when there was no comment. Mr. Jarema discussed the Certificate of Inspection issued by Glen Redmond the Building Inspector. He said the Certificate states the property at 90-92 Green Street is a four unit dwelling. He added Mr. Redmond determined the fifth unit not habitable. Mr. Jarema questioned if the footprint of the post structure shrunk. The Architect explained 800 square feet was removed from the initial proposed building. Mr. Jarema gave his opinion on the proposed plan. He said he was initially not in favor of the project because the 25% lot coverage was not reached. He questioned if the four criteria for a Variance was met. Mr. Redfern corrected the plan and said it should note "Gross Floor Area" not "Lot Coverage". He said if the garage is not included in the gross floor area a Variance would not be needed. He questioned if the proposed plan would meet code if it was decreased to meet the 25%. Mr. Caouette gave his opinion the proposed lot coverage is better than the previous plan. Mr. Traniello agreed with the comments from the Board. He said the lot coverage and setback's require a Variance. He said Ms. Hackett will not be voting since she was not at the initial public hearing. On a motion by Mr. Redfern, seconded by Mr. Caouette, the Zoning Board of Appeals moved to grant Variances as the Board deems necessary under Section 6.3. This will allow the use of the property located at 90-92 Green Street to remain a 4 unit dwelling.... After a discussion, it was agreed the application is requesting four Variances for Dimensional Control. The Board agreed the unheated garages will not be calculated in the gross floor area. The Variance will have conditions, which include the removal of the shed and out building. Mr. Jarema requested the applicant return to the Board subject to CPDC Site Plan and BOS curb cut approval. Vote was 5-0-0 (Traniello, Jarema, Caouette, Redfern, Hagstrom) Other Business Minutes There were no minutes presented. Mr. Traniello said there have been no updates regarding the Reading Village 40B. There is a new 20 unit 40B proposal scheduled for February 2, 2017 for the property located on Woburn Street. 3 FR Town of Reading b Meeting Minutes sJs'1xc°nQ°PP Mr. Redfern said he will not be available for the February 16, 2017 meeting. He would like to make sure there is a quorum for the meeting. Mr. Traniello informed the Board he will be attending a meeting with Town staff and the CPDC chairman in regards to the current zoning by right conversion. Mr. Jarema stated his frustration with applicants submitting plans a day before a hearing. The Board questioned if there is a current procedure requesting submission of plans a week before a scheduled meeting. It was discussed if the Town staff could enforce. Mr. Jarema suggested the Board could choose to continue a hearing due to an incomplete application. Ms. Saunders was asked to forward the Boards suggestion to Ms. Julie Mercier the Community Development Director. The Board discussed the procedure of the upcoming Reading Village hearing. Mr. Traniello requested any proposed changes to the draft Decision be forwarded to Ms. Mercier. Adjournment On a motion by Mr. Caouette, seconded by Ms. Hackett, the Zoning Board of Appeals moved to adjourn the meeting at 8:00 p.m. Vote was 7-0-0 (Traniello, Jarema, Caouette, Redfern, Hackett, Hagstrom, Pernice). 4