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HomeMy WebLinkAbout2017-06-16 Zoning Board of Appeals MinutesOF F? Town of Reading E^ a Meeting Minutes 5�9: 1Nc0PVO Board - Committee - Commission - Council: Zoning Board of Appeals Date: 2017-06-15 Building: Reading Town Hall Address: 16 Lowell Street Purpose: Public Hearing Attendees: Members - Present: David Traniello, Chairman John Jarema Kathleen Hackett Erik Hagstrom Members - Not Present: Cy Caouette Robert Redfern Nick Pernice Others Present: Town Representatives: Tom Harrington, Town Counsel Time: 7:00 PM i'L CL IV E0 TG ,YIN CLEfkK A MASS. 1011 AUG —1 A c� 2 6( ► Location: Selectmen Meeting Room Session: Reading Equitable Housing 40B Development Team: Attorney Joshua Latham, Latham Law Offices, LLC Mike Sullivan, Owner Jack Sullivan, Sullivan Engineering Mike Jacobs, MHJ Associates Minutes Respectfully Submitted By: Kim M Saunders Topics of Discussion: Chairman Traniello called the meeting to order at 7:00 PM Case # 17-01 (406) The Zoning Board of Appeals continued a Public Hearing in the Selectmen's Meeting Room at Reading Town Hall, 16 Lowell Street in Reading, Massachusetts on the petition of Reading Equitable Housing, LLC, who seeks a Comprehensive Permit to develop 20 units of rental housing within an existing 3 -story brick building on a 45,779 square foot residentially -zoned tract of land under Massachusetts General Laws Chapter 40B Sections 20-23, with waivers from zoning requirements, on the property located at 172 Woburn Street (Assessors Map 16, Lot 182) in Reading, Massachusetts. Chairman Traniello summarized how the public hearing would proceed. The applicant will give an update since the last meeting; the Board will review the updated waiver request and review Page 1 1 the draft Decision. Mr. Traniello suggested the public hearing remain open until the next meeting. Attorney Latham pin pointed the changes to the site plan. He said the exterior bike rake is now shown, the angle of the parking sign was adjusted slightly, the "No Parking in Front of the 'Dumpster during the Week" was added, and the transformer will be located next to the dumpster and built into the retaining wall. At the request of the Town Engineer the 4' catch basin will be replaced. Mr. Latham brought up a concern with the Board conditioning an approval from the Board of Selectmen for "No Standing or Parking" signs on Woburn Street. He gave his opinion the ZBA should be the authority Board to approve the signs. He questioned what would happen if the BOS does not approve the signs. He said after a discussion with Mr. Heep from Town Counsel it was agreed if the BOS does not approve the signs, then the signs are not needed. Mr. Harrington from Town Counsel concurred with Mr. Latham. Mr. Harrington brought forward an email between Town Counsel and Ryan Percival the Town Engineer. He said Mr. Percival requested the catch basin located in the rain garden to be a 4' sump pump catch basin. He added the applicant asked the request be added as a condition rather than revise the site plan. Mr. Traniello agreed with Mr. Latham's statement the "No Parking or Standing" signs in the front of the property is not a suggestion of use of public property. He agreed with the solution presented by Town Counsel and the applicant the Board conditions an appearance to the BOS but not an approval. Mr. Traniello commented on the input from Ryan Percival on the infiltration chamber and separation. He said the peer review was in opposition, but if the Town is in agreement he will approve. Mr. Traniello stated the draft Decision needs to be made available to the public on the website. Mr. Sullivan clarified the peer review suggested adding pretreatment to the site. He said he satisfied the pretreatment concern by adding the 4' sump pump catch basin to the rain garden and the riprap. Ms. Hackett commented the applicant has done a great job addressing concerns presented by the Town. Mr. Jarema gave his opinion the Town Engineer request of the 4' sump pump catch basin needs to be part of the record, not part of the Decision. Mr. Jarema reviewed the affordable units; there will be 2-1 bedroom 1-2 bedroom and 1-3 bedroom. He questioned how the affordable units were allocated. Mr. Latham answered the MHP Project Availability Letter dictated the affordable units. Mr. Hagstrom had no comment. Mr. Jarema gave a favorable opinion to the proposed 40B project. He acknowledged the presenting team on their cooperation with daytime government. Mr. Latham thanked Mr. Jarema for the compliment. He stated Mike Sullivan, the owner of the property, was the leader of the team and the project was presented at his direction. Page 1 2 Mr. Jarema questioned other than the bike rack location what changed on the waiver requests? Mr. Latham replied the applicant requested the I&I waiver to be removed. Mr. Jarema reviewed the draft Decision. He said the drainage should be added, and the Police and Fire Department approval should be submitted. He questioned the final signage, and if the approval from the BOS should first be rectified. Mr. Traniello clarified the signage in the draft Decision is for the building signage, not for the street. Mr. Jarema questioned what were the proposed street improvements? Mr. Traniello replied there was nothing in the plan or presentation on street improvements. Mr. Jarema questioned if the entrance going into the property will be widened. He reiterated the stormwater management should be added to the Decision. He requested the I&I fee waiver be removed from the Decision. Ms. Hackett questioned if the building height is over the required 35'. Mr. Sullivan answered the existing building is 1" over, Mr. Sullivan clarified the HVAC unit will not be installed on the roof, it will be pad mounted. After the Board reviewed the Local Standards and Waivers Request, they agreed they had no issue with the requests. Mr. Traniello opened the meeting to the public. He then closed with no comment. Mr. Traniello commented he would like the Board members who could not attend the meeting to have a chance to review the waiver requests. He asked the draft Decision to be posted to the Town website for public access. Mr. Jarema asked for clarification in regards to the parking space in front of the dumpster, if it was changed to be occupied by the church. Mr. Latham replied the parking space was always intended for a church occupant. Mr. Jacobs from MHJ Associates brought forward an email he received from MHP. He summarized the financing company HUD is goin� to end in the next couple of weeks. He asked the Board to continue the meeting before July 20' . Mr. Traniello asked the Board if they would consider continuing the public hearing to July 6th After a discussion, the Board agreed to continue to July 6th, but requested it be the last case heard on that night. On a motion by Mr. Jarema, seconded by Mr. Hagstrom, the Zoning Board of Appeals moved to continue the public hearing for Case #17-01 to July 6, 2017 Vote was 4-0-0 (Traniello, Jarema, Hackett, Hagstrom). Mr. Harrington agreed to have the updated draft Decision to the Board by Wednesday of next week. This will allow time for the public to review before the July 6th meeting. Page 1 3 The Board requested any emails between the Town and the applicant become part of the record. Mr. Traniello discussed with the Board the Mullin Rule. He reminded them the importance of watching the video of the public hearing they did not attend and signing the Certification. He said Mr. Caouette will not be able to vote on the Woburn Street 40B since he missed more than one meeting. He said the remaining five will be required to vote. Mr. Harrington agreed with Mr. Traniello, and said it is critical for the members to watch the video and sign the Certification. Other Business Mr. Traniello announced Ms. Hackett's term has expired, and she will be resigning to remain on the Board. He reminded Mr. Hagstrom to apply to become a full Board member. Mr. Traniello thanked Ms. Hackett for her service and time to the Zoning Board of Appeals. Adiournment On a motion made Ms. Hackett, seconded by Mr. Hagstrom, the Zoning Board of Appeals moved to adjourn the meeting at 8:15 p.m. Vote was 4-0-0 (Traniello, Jarema, Hackett, Hagstrom). Documents reviewed at the meeting: ZBA Agenda 06/15/2017 New Information: • Revised Site Development Plan - 6/12/17 • Revised Landscape Plan - 6/12/17 Page 1 4