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HomeMy WebLinkAbout2021-12-16 Zoning Board of Appeals Minutes� rRE+p Town of Reading Meeting Minutes �x,oav°a Board - committee - Commission - Council: Zoning Board of Appeals Date: 2021-12-16 Building: Reading Town Hall Address: 16 Lowell Street Purpose: Attendees: Members - Present: Time: 7:00 PM k"CCCIWt U TOWN CLERK FFAP,. - MA. 9*- 2022 SEP -8 AH 8: 57 Location: Select Board Meeting Room Session: Version: Draft Hillary Mateev, Cynde Hartman, Cy Caouette, Andrew Grasberger, Ryan Bourque and Patrick Houghton Members - Not Present: Alex Normandin Others Present: Staff Planner Andrew MacNichol, Building Inspector Bret Bennett, Brandon Corner Kyle Coughlin, Rhonda Holt, Robert Holt, Jessica Ford, Joshua Latham Minutes Respectfully Submitted By: Amanda Beatrice Topics of Discussion: Hillary Mateev called the meeting to order at 7:00 PM. Case #21-14-15 Winthrop Avenue ZBA Chair Hillary Mateev opened the public hearing for Case #21-14, 15 Winthrop Avenue. She read the legal notice into the record and swore in members of the public wishing to speak. The applicant Kyle Coughlin gave a brief overview of their project. He feels as if the alterations they are proposing will improve the layout and functionalityof the home. Alteration 1 is a roofed portico at the entrance of the house to cover the entryway, which they currently do not have. Alteration 2 would be to extend an addition for a small powder room as they only have one bathroom located on the second floor. Alteration 3 would be to add a second story addition with a deck. The addition would provide them with more beneficial space for a primary bedroom and it would create a cover for an exterior Irving space that connects both the inside and outside giving them the opportunity to enjoy their home more. The Building Commissioner Bret Bennett stated that they need a Special Permit due to the non- conforming rear and side setbacks. ZBA Member Cynde Hartman asked how much further the addition would extend compared to the steps. Kyle Coughlin said the steps would be eliminated and go to the base of the bulked. Cynde Hartman asked if there had been any comments about their neighbors at 13. Kyle Coughlin stated no, they recently moved and that their neighbors at 17 were on board. Page 1 1 ZBA Member Cy Caouette stated that they are not creating a new nonconformity and that he had no issue with this project. ZBA Members Andrew Grasberger, Ryan Bourque, and Patrick Houghton, all agreed with no additional questions. Hillary Mateev asked Bret Bennett if in the future someone wanted to close in the deck if they would need to come back to the Zoning Board. Bret Bennett said no since it already had a roof structure. She also stated that she does not have any issues with their projects but her only concern is that the deck is not being closed in. Hillary Mateev opened the meeting to public comment and with no comments from the public, she closed the public comment. Cy Caouette made a motion to approve a Special Permit for Case #21-14,15 Winthrop Ave. Cynde Hartman seconded the motion and it was approved 5-0.B. Vote was 5-0-0 (Mateev, Bourque, Grasberger, Caouette, Hartman) Case #21-16-46 Fairview Avenue ZBA Chair Hillary Mateev opened the public hearing for Case #21-16, 45 Fairview Avenue. She read the legal notice into the record and swore in members of the public wishing to speak. The applicant Rhonda Holt explained that they are looking to add an addition to increase the size of their home and that their project would not be making it any less non -conforming. ZBA Member Cy Caouette stated they are not creating a new nonconformity and that he had no issue with this project. ZBA Members Ryan Bourque, Cynde Hartman, and Patrick Houghton agreed without additional questions. Hillary Mateev asked the applicant, to verify if they plan to change the height of the Building. Rhonda Holt stated that they would be maintaining the same height. She also stated that she had an issue with the additional side signage based on the Zoning and that the benefit of the sign does not outweigh the bylaws. Hillary Mateev opened the meeting to public comment and with no comments from the public, she closed the public comment Cynde Hartman made a motion to approve a Special Permit for Case #21-16 —46 Fairview Avenue. Cynde Hartman seconded the motion and it was approved 5-". Vote was 54)-0 (Mateev, Bourque, Caouette, Hartman, Houghton) Case #21-17-470 Main Street ZBA Chair Hillary Mateev opened the public hearing for Case #21-17, 470 Main Street. She read the legal notice into the record and swore in members of the public wishing to speak. Page 1 2 The applicant Brandon Corner stated they are seeking relief for 2 additional wall signs. He explained that item C was to capture traffic coming down Green Street. He also noted that the signs are to help with safety finding the entrance. Item F, which is located at the back side of the bank on Ash Street would have no illumination to be respectful of the residence. The sign would be replacing a similar sign that was there when it was TD Bank. Building Commissioner Bret Bennett stated a permit has been issued for two signs that have been installed and they were seeking relief for two additional signs. ZBA Member Cynde Hartman asked how many sings TD Bank had. The applicant, Brandon Corner stated that TD Bank had one on the bank, the blade sign, and the front sign. ZBA Members Andrew Grasberger asked the applicant which location the illuminated sign would be located. Brandon Corner stated that that sign is Item C and it would be facing Main Street with no light pollution. Hillary Mateev asked how the side & rear signs compared in size to the one in the front. The applicant, Brandon Corner stated that the one on the side was a little smaller and the one on the back elevation was the exact same size. Andrew Grasberger suggested moving the blade sign to the right side. Brandon Corrier stated he is not sure if that was an option for their client. He explained that you cannot see the main front sign coming down Main Street, which is past the entrance of the building. Cynde Hartman did note she had in fact passed that entrance because she could not see where the entrance was. Andrew Grasberger asked if a smaller sign could be used instead and Brandon Corrier said it could be something to work with. ZBA Member Cy Caouette stated he does not feel the Variance criteria on 2 were met and feels as if it is clear where to enter the building. Cynde Hartman stated she did not agree with Cy Caouette and believed that the case was made for both signs but it would be better to have a smaller side sign and she was ok with it. Hillary Mateev stated that she did believe it was a hardship on the business and that the second sign could be favorable but was not ok with the side sign based on the applicant's argument Andrew Grasberger stated that he also agreed with Hillary. Hillary Mateev opened the meeting to public comment and with no comments from the public, she closed the public comment. Staff Planner Andrew MacNichol stated that the Board could move forward with a vote and put a sized restriction condition in and the applicant could move forward with a vote and they would need 5 votes, continue or withdraw without prejudice. There was a discussion about TD bank having 3 total signs and that the applicant already had two permitted signs. Brandon Corrier asked if the Board would provide feedback on the sign size and that they are replacing exciting with existing and open to feedback to help. The Board members went over the TD Bank Decision. Brandon Corner shared that there are companies like TD Bank that remove their signs as soon as they exit a premise, which is why they are no longer up. Page 1 3 Brandon Corder asked the Board for a continuance to a further date. Cy Caouette made a motion to continue Case #21-21-17-470 Main Street to January 20, 2022. Cynde Hartman seconded the motion and it was approved 5-0-0. Vote was 5-0-0 (Mateev, Bourque, Grasberger, Caouette, Hartman) Case #21-19 —136 Haven Street ZBA Chair Hillary Mateev opened the public hearing for Case #21-19, 136 Haven Street. She read the legal notice into the record and swore in members of the public wishing to speak. The applicant Josh Latham introduced himself as the representative of 136 Haven Street. Josh Latham stated that they were there for signage, which falls under three sections of the Zoning Bylaws. The sign, in particular, is the one facing Haven Street which is subjected to Historic Preservation restrictions under the Federal Government, Massachusetts Historical Commission, and the Local Historical Commission. If signage was to be put on the wall they would have to seek higher levels of approval and they do not believe that a wall sign would be appropriate for the Historic facade. They are looking for a free- standing, wooden carved sign with granite posts to preserve the historic look. Based on the signage bylaw, there is only one freestanding sign, the directions sign. He believes that this is a unique situation as this is a historic building, converted into commercial use and residential use. The free-standing directional sign for the residents is preventing them from having a freestanding sign for the business. He stated that the financial hardship is that the business owner cannot have a by -right sign and would have to go through a state -level of approval to get a wall sign that everyone else in the district could do by right. The sign would not have any negative impact on the district. He also noted that both of the freestanding signs would be completely separated. ZBA Member Cy Caouette asked about how the business was broken up. Josh Latham, the applicant briefly walked the Board through where all the businesses were located. ZBA Member Cynde Hartman asked if the signs of all the businesses would look similar. Josh Latham, the applicant stated that his clients will be the most distinctive as it will have a historic character and the other signs will be black lettering. Hillary Mateev asked if they were already on the agenda for the Historic Commission. Josh Latham, the applicant stated that the commission was supported and sent an email in support of the application. Cynde Hartman stated that she believes a Variance for this project would be the way to go and that the signage plan presented would not be detrimental to the neighborhood. ZBA Member Patrick Houghton believed that going through the State procedure would be a financial hardship, they have support from the Historic Commission and also agreed that the signage plan presented would not be detrimental to the neighborhood. Cy Caouette stated that he was on the zoning board when Haven Street was originally approved and there was a lot of discussion on maintaining the Historical look. He believes any business in the building has a right to advertise their business. ZBA Member Ryan Bourque stated that he agreed that a condition of the sign size should be added to the approval. Hillary Mateev agreed with Ryan Bourque. Page 14 Josh Latham stated that a condition that could be considered is that the freestanding sign needs to be within the garden bed. Hillary Mateev opened the meeting to public comment and with no comments from the public, she closed the public comment Ryan Bourque made a motion to approve a Variance for Case #21-19, 136 Haven Street, with conditions. Patrick Houghton seconded the motion and it was approved 5-0-0. Vote was 5-0-0 (Mateev, Bourque, Grasberger, Caouette, Hartman) There was a brief discussion on the 2022 ZBA Meeting schedule. Staff Planner Andrew MacNichol asked the ZBA members to let staff know if there are any dates that may be an issue for them. Adjournment Cynde Hartman made a motion to adjourn the meeting. Patrick Houghton seconded the motion and it was approved 5-0-0. Page 15