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HomeMy WebLinkAbout2021-06-03 Zoning Board of Appeals Minutes OT. RECEIVED Town of Reading Meeting MinutesTOWN CLERK READING, MA2921 AX -6 PM It 46 Board - Committee - Commission - Council: Zoning Board of Appeals Date: 2021-06-03 Time: 7:00 PM Building: Location: Address: Session: Purpose: Version: Final Attendees: Members- Present: Robert Redfern, Nick Pernice, Hillary Mateev, Jamie Maughan, Cynde Hartman, Alex Normandin - Associate Members - Not Present: Chris Emilius - Associate Others Present: Staff Planner Andrew MacNichol. Building Commissioner Brett Bennett, Nancy Twomey, Jason Kaffenberger Minutes Respectfully Submitted By: Andrew MacNichol Topics of Discussion: Staff Planner Andrew MacNichol briefly explained the protocols for tonight's meeting that is being held virtually. He presented the Zoom Meeting information to the public for those wishing to join and explained the features ofthe Zoom program and how to provide comments for any given application. He added that RCN is broadcasting and recording the meeting. Mr. Redfern called the meeting to order at 7:0213M. Case#21-06—63 Hiahland Street Mr. Redfern opened the public hearing for Case#21-06, 63 Highland Street. He read the legal notice into the record and swore in members of the public wishing to speak on the application. Project architect Nancy Twomey was present on behalf of the application.She began by explaining the existing dwellings first-floor design. In the area to be remodeled there is a bath room as well as an entry hallway that leads to an outdoor deck.The proposal is to remove the one-story structure and deck at this rear of the house in order to build a new addition.The existing foundation will also need to be removed and reconstructed.The side-yard setback is currently 10.8' and the proposed side-yard setback is to be 10.9'. Ms. Twomey opined that a Special Permit can be granted for the application based on the setback not being increased, despite the removal of the existing structure. Ms.Twomey continued that the new addition will include a finished basement,first-floor level with a family room, and a second-floor level that will include a master bedroom and bathroom. Page 1 1 Ms.Twomey presented the architectural plans on-screen and explained that the roof design will match the existing house and not exceed the dwellings existing height.The top window on the existing dwellings rear faSade will need to be removed for the addition.The existing shed will also be removed. Means of egress will be provided to the north and to the south. Building Commissioner Bret Bennett informed the Board that he felt a Variance was required due to the removal of the non-conforming portion of the dwelling.The Applicant requested that both a Special Permit and Variance be advertised in order for the Board to make the proper determination. Mr. Maughan stated that the proposal will be an improvement to the dwelling and the neighborhood. He asked what the new total lot coverage will be. Ms.Twomey answered that it will total 20.5%of the lot,which is less than the 25% maximum allowed. Mr. Maughan appreciated that the Applicants did not build-out to the maximum lot coverage. Mr. Maughan asked why the Applicant feels a Special Permit is warranted. Ms. Twomey replied that she has been the architect on similar applications where a Special Permit was granted. She continued that the non-conforming aspect of the dwelling is not being increased;if it were that would require a Variance. Ms.Twomey stated that the Bylaw does allow for demolition and rebuild under a Special Permit. Mr. Pernice found that a Variance is not required and a Special Permit is applicable to the application. He continued that it is necessary to build a new foundation to support a second level so he is in favor of the proposal. Ms. Hartman stated that she felt the proposal is not any more detrimental to the neighborhood than the existing structures. Ms. Mateev agreed that the proposal is a benefit and a nice improvement to the dwelling.With the addition being behind the existing dwelling it fits nicely into the neighborhood. Mr. Redfern stated that the existing structure is a legal non-conforming and no new non- conformality is being created. He felt that due to the minimal change to the building footprint a Special Permit under Section 7.3.2 of the Bylaw can apply. He felt the application met all criteria for such. Mr. Redfern opened the hearing to public comment. He stated that several letters were submitted by abutters who were all in favor of the application. Seeing no further public comment Mr. Redfern closed the public comment portion of the hearing. Mr. MacNichol asked if the Variance request should be formally withdrawn. Mr. Redfern replied that because both a Special Permit and Variance were noticed, and the lesser is being granted, no withdrawal is required. Mr. Pernice made a motion to grant a Special Permit for Case N21-06—63 Highland Street as presented. Ms. Mateev seconded the motion and it was approved 5-0-0. Page 1 2 Other Business Mr. Maughan asked if the standard conditions are required for all building permits and not just Special Permits. Mr. Bennett replied that if a foundation is being constructed an as-built plan is required. Mr. MacNichol informed the Board that the June 17" hearing will be conducted in-person at Reading Town Hall in the Select Board Meeting Room. He stated that the Board could elect to meet in-person throughout the summer due to the lift of the State of Emergency on June 151h. More information on holding remote hearings will be provided in the future.The Board stated that they would like to meet in-person for both the lune 17`h hearing and the July 1s'hearing. At the next hearing they will revisit the discussion and look to decide on meeting in-person or remotely for future hearing dates. Mr. Pernice informed the Board that he will not be able to apply for reappointment for the Board. His last meeting will be the lune 17th hearing.The Board was informed that they will need to vote on a new chair and vice-chair on July 1" Adjournment Mr. Maughan made a motion to adjourn the meeting at 7:44PM. Ms. Hartman seconded the motion and it was approved 5-0-0. Page 1 3