HomeMy WebLinkAbout2018-08-15 Zoning Board of Appeals Minutes � rq
Town of Reading
= Meeting Minutes
Board - Committee - Commission - Council: 2011 NOV -8 AH 10: 50
Zoning Board of Appeals -
Date: 2018-08-15 Time: 7:00 PM
Building: Reading Town Hall Location: Select Board Meeting Room
Address: 16 Lowell Street Session:
Purpose: Public Hearing Version:
Attendees: Members - Present:
John Jarema
Robert Redfern
Nick Pernice
Erik Hagstrom
Kyle Tornow
Members - Not Present:
Cy Caouette
Others Present:
Mary O'Connor, Daniel Reynolds. Nancy Twomey, Jackie Welch, Casey and
Kevin Prescott
Minutes Respectfully Submitted By: Kristen Grover
Topics of Discussion:
Case#18-10 65 Longfellow
The Zoning Board of Appeals will hold a continuance of a Public Hearing in the Selectmen's Meeting Room at
Town Hall, 16 Lowell Street,Reading,Massachusetts on Wednesday,August 15,2018 at 7:00 PM on the
application of Michael Welch,pursuant to M.G.L. Ch.40A§9 for a Special Permit under Reading Zoning Bylaw
Sections 7.3.2,and 6.3,to demolish the existing nonconforming dwelling on a nonconforming lot and to construct a
new single family dwelling on the property located at 65 Longfellow Road in Reading,Massachusetts.
Mr.Jarema called the meeting to order at 7:00 PM.
Mr. Jarema read the continuance of the case into record.
Mr. Jarema asked if anyone was present on behalf of the application. Mr. MacNichol stated nobody relayed to
staff or the building inspector that they would not be here.
Mr. Jarema asked the Board how they wished to proceed.
Mr. Hagstrom suggested moving the case to the next hearing. Mr. Redfern and Mr. Penrice agreed. Mr.
MacNichol commented that the Applicant may still be able to continue by right and not have to come back
before the Board.
On a motion made by Mr.Hagstrom,seconded by Mr.Redfem, the Zoning Board of Appeals moved to
continue case#18-10 to 10/318.
Vote was 5-0-0(Jarema,Redfem,Hagstrom,Pemice, Tornow)
Page I t
Mr. Jarema asked Ms. Grover to send a letter to Mr.Welch to advise the case was moved to the 10/3/18
hearing and request they come in or withdraw as a courtesy.
Case#18-09 41 Lewis Street
The Zoning Board of Appeals will hold a continuance of a Public Hearing in the Selectmen's Meeting Room at
Town Hall, 16 Lowell Street,Reading,Massachusetts on Wednesday,August 15,2018 at 7:00 PM on the
application of Mary O'Connor,pursuant to M.G.L.Ch.40A §9 for a Special Permit under Reading Zoning Bylaw
Sections 7.0,7.3 and 7.3.2,and also pursuant to M.G.L.Ch.40A§10 under Sections 4.5 and 6.3 for a Variance to
construct a two story addition to an existing non-conforming dwelling that exceeds the 25%allowed lot coverage on
the property located at 41 Lewis Street in Reading,Massachusetts.
Mr. Jaema read the case into record.
Ms. O'Connor and Mr. Reynolds were present on behalf of the application.
Mr. Jarema asked the Applicant to present the updated case.
Mr. Reynolds advised the Board the plan had been revised to cut down more of the total lot coverage and
showed dimensions as requested, confirmed the accuracy of the site plan, addressed the front left comer as
requested, and reduced the square footage of the structure.
Mr. Jarema read the memo from Glen Redmond into the record.
Mr. Hagstrom advised the Board that he did watch the video and filled out the form for the Mullin's Rule. He
stated the only question he has is if Mr. Redmond is raising and issue of the accuracy and he is the Bylaw
enforcer, he is not comfortable supporting the application if Mr. Redmond is uncomfortable,that is hinges on lot
coverage.
Mr. Redfern agreed, saying he was comfortable with it except for the input from the building inspector, that he
would need Mr. Redmond to concur with the calculations.
Mr. Reynolds commented that the AutoCAD program automatically calculates the measurements. He noted
that landings in question were not decks and can clearly be seen in the architectural drawings. He asked why
Mr. Redmond wouldn't have said something about this in prior meetings. He discussed discrepancies in
information he was given and whether decks or landings are counted in total square footage. He reiterated that
the landings in the plan were not decks. Mr. Reynolds discussed time constraints to get all parties together to
meet to make more revisions and that pushing the case out to the 10/3/18 meeting is too far away.
Mr. Redfern explained that the Board has to go by what the building inspector tells them,and by his memo, he
still has questions. He noted that he understood the revised plan was submitted yesterday They discussed
maybe the Board setting conditions for confirmation with the building inspector.
Mr. Reynolds explained that Mr. Redmond was never clear with what was needed to bring to this meeting. He
discussed the question of accuracy and the issue of stairs and landings. Ms.O'Connor commented that they
keep referring to a 2 story addition, but only one section in the front of the house is a 2 story, and this
application is for a 1 story addition.
Mr. Redfern explained that if there is one section of the house that is a 2 story, then it is considered a 2 story.
He further explained that if only 70%of the building is a one story, it still has to be called a 2 story.
Mr. Pernice asked if Mr. Redmond saw the architectural drawings or just the plot plan, noting that the plot plan
doesn't have the size but the architectural drawings do.
Mr. Reynolds explained he waited to speak with Mr. Redmond but wasn't able to since it was so busy in the
once and he had to leave.
Mr. Tornow stated his concern was with the definition of landings.
Mr. Jarema explained what is all tied up is what is being referred to as a landing—which is considered a stoop
for entrance in or out of the building. He noted this stoop is 5'x15' and that is not considered a stoop but part of
the structure.
Page 12
Mr. MacNichol mentioned he spoke with Mr. Redmond and that stoops 4'x8'don't count. He explained how the
bay window area may not have been accounted for and missing dimensions but that it puts the application over
25%coverage. Mr. Reynolds explained how they discussed the bay window versus French doors. Mr.
MacNichol further explained that the measurements stopped at the corner which is why the question was
raised. Mr.Jarema explained more about stepping down onto a stoop and what is considered part of a
structure.
The Board and Applicants discussed a solution for the Board to take action on,and that the Board needed to
stamp the plans in hand. Mr. Reynolds stated he wished Mr. Redmond has told them this before. Mr. Jarema
asked Mr. Reynolds how they want to proceed. Mr. Reynolds discussed putting in 2 windows, French doors,
and landings versus sliders. Mr. MacNichol stated they understood why the plan was proposed that way but
the issue is the size.
Mr. Hagstrom questioned how to stamp plans that depict a landing. Mr. Jarema offered that they stamp the
plans and make a note to remove from the certified plot plan. Mr. Reynolds and the Board discussed options
for a revised plan and Mr. Reynolds stated they were totally willing to revise the plan to accommodate the
Board,that they just can't push the date out to October. He reiterated they were definitely willing to
accommodate in order to move forward.
The Board discussed their ability to stamp plans with special conditions. Mr. Reynold said they would be very
happy with conditions. Ms. O'Connor stated whatever would make the process go faster she supports.
Mr. Jarema asked for a motion to request to modify the certified plot plan to remove the rear steps and landing
quote.
On a motion made by Mr.Hagstrom,seconded by Mr.Redfem,the Zoning Board of Appeals moved to
request a modified certified plot plan for Case#18-09...
Vote was 5-0.0(Jarema,Redlem,Hagstrom,Pemice, Tornow)
Mr.Jarema called the meeting back to the main motion. Mr. Redfern commented that the Applicant would
need to withdraw the request for a Variance if they grant a Special permit.
Mr.Jarema opened the discussion to the public. Hearing none, he closed the public portion of the hearing.
On a motion made by Mr.Hagstrom,seconded by Mr.Redfern, the Zoning Board of Appeals moved to
request a modified certified plot plan for Case#18-09.
Vote was 5.0-0(Jarema, Redfern, Hagstrom, Pemice, Tornow)
On a motion made by Mr.Redfem,seconded by Mr.Hagstrom, the Zoning Board of Appeals moved to
grant a Special Permit with modifications as discussed and worked out with the Building Inspector as
the project moves forward for Case#18-09.
Vote was 5-0-0(Jarema, Redlem, Hagstrom, Pemice„ Tomow)
On a motion made by Mr. Redfern,seconded by Mr.Hagstrom, the Zoning Board of Appeals moved to
grant the request to withdraw the Variance without prejudice for Case#18-09.
Vote was 5.0-0(Jarema,Redfern,Hagstrom,Pemice, Tornow)
Page 1 3
Case#18-10 65 Longfellow
The Zoning Board of Appeals will hold a continuance of a Public Hearing in the Selectmen's Meeting Room at
Town Hall, 16 Lowell Street,Reading,Massachusetts on Wednesday,August 15,2018 at 7:00 PM on the
application of Michael Welch,pursuant to M.G.L.Ch.40A§9 for a Special Permit under Reading Zoning Bylaw
Sections 7.3.2,and 6.3,to demolish the existing nonconforming dwelling on a nonconforming lot and to construct a
new single family dwelling on the property located at 65 Longfellow Road in Reading,Massachusetts.
Ms.Grover informed Mr. Jarema the Applicant for Case#18-10 came in.
Mr. Jarema opened the case again and read it into record again.
Mr. Jarema swore in Jackie Welch. Mr. Ensminger was previously sworn in.
Mr. Jarema opened discussion to the Applicant.
Ms.Welch commented that they had applied for a Special Permit and there was a discrepancy based on what
Mr. Redmond wrote in his memo. She asked if she could read the memo. Mr. MacNichol explained that
Variances were discussed at the last meeting. Ms.Welch discussed meetings with the building inspector and
commented that it seems like she missed a lot from the last hearing. Mr. MacNichol offered to speak with Ms.
Welch tonight or tomorrow to fill her in.
Mr. Jarema advised Ms.Welch the Board has already motioned to continue the case to the next hearing on
10/3118. He suggested going back and figuring out what they want to do, noting that at least 3 Variances are
needed. He also informed Ms.Welch that she can come back to the 10/3/18 hearing and ask for another
continuance and if a Variance was needed there would be enough time to apply for one also. Ms.Welch
informed the Board she will keep the continuance to 10/3/18.
Case#18-13 22 Pine Ridge
The Zoning Board of Appeals will hold a Public Hearing in the Selectmen's Meeting Room at Town Hall, 16
Lowell Street,Reading,Massachusetts on Wednesday,August 15,2018 at 7:00 PM on the application of Casey and
Kevin Prescott,pursuant to M.G.L.Ch.40A§9 for a Special Permit under Reading Zoning Bylaw Sections 7.3,6.3,
and 5.5.1 to demolish the existing nonconforming porch and replace and extend it with a new single story addition
on the property located at 22 Pine Ridge Road in Reading,Massachusetts.
Mr.Jarema read the case into record
Nancy Twomey was present on behalf of the application.
Mr.Jarema opened the case for discussion.
Ms.Twomey presented the case on behalf of Kevin and Casey Prescott. She presented the history and details
of the application.
Mr. Jarema stated his only question to the application was regarding the pool. He commented he couldn't find
when the pool was built in the building jacket or on the assessor's card.
Mr. Jarema opened discussion to the Board.
Mr. Hagstrom commented that on the assessors card it appear the pool was built in 1982.
Mr. Tornow stated he had no questions at this point.
Mr. Penrice also had no questions, saying the application was pretty straightforward.
Mr. Redfern noted that the property is legal non-conforming and has been there for 59 years. He commented
that looking at the proposed addition, he did not feel it was more detrimental to the neighborhood and at the
rear of the house nobody would notice it from the roadway. He stated he could support the plan.
Mr. Hagstrom stated it was a straightforward project and he feels it meets the standards for a Special Permit.
Page 1 4
Mr. Jarema said he spoke with the building inspector and discussed the bylaws. He slated that after speaking
with Mr. Redmond, he mirrors the rest of the Board and feels this qualifies for a Special Permit.
Mr. Jarema read the memo from Mr. Redmond into the record.
Mr. Jarema opened the meeting to the public for discussion. Hearing none, he closed the public portion of the
meeting.
On a motion made by Mr. Penrice, seconded by Mr. Tornow, the Zoning Board of Appeals moved to
grant a Special Permit for Case#18.13.
Vote was 5-0-0(Jarema, Redfern,Hagstrom,Pernice, Tornow)
Other Business
The Board agreed to discuss the structure of the Board at the 10/3/18 hearing.
Mr. MacNichol advised the Board there were not many updates for the Eaton/Lakeview case. Mr. Jarema
commented on providing an update from the workshop.
Adiournmen[
On a motion made Mr.Redfern, seconded by Mr. Penrice, the Zoning Board of Appeals moved to
adjourn the meeting at 8:36p.m.
Vote was 5-0-0(Jarema, Redfern, Hagstrom, Pernice, Tornow).
Page 15