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HomeMy WebLinkAbout2007-09-20 Zoning Board of Appeals Minutes16wm Lw Town of Reading ZONING BOARD OF APPEALS Minutes of September 20, 2007 Members present: Robert Redfern, Chairman Susan Miller John Jarema Peter Tedesco Clark Petschek Members absent: Paul Dustin ILtE TOW CLERK ?E ADING, M SS. 2001 NOV -I A 9: 2 A meeting of the Zoning Board of Appeals was held in the Selectmen's Meeting Room of the Town Hall, 16 Lowell Street, Reading, Massachusetts, at 7:00 P.M. Case # 07-11 A Public Hearing to hear the submitted Local Initiative Program (LIP) application for property addressed at a portion of 49+ Pleasant Street (Assessors Map 0065, Lot 0007) and 75 Pleasant Street (Assessors Map 0065, Lot 0006). The application proposes to place 4 units of rental housing at said location, of which 100% of the units will be made affordable as per the Board of Selectmen LIP Regulations. The applicant is The Reading Housing Authority of 22 Franlc Tanner Drive, Reading, MA. Attorney Brad Latham, Lyn Whyte, Karen Flammia and the project architect and pro grain engineer for the project were also in attendance for the hearing. He distributed revised plans to the Board. The project architect said the question had been asked at the last meeting if the two end entrance porches could be moved to outside corners and this was accomplished with gable entrances. He also added shed roofs to the porches in the back and this would cover someone from the elements while gaining entrance. Attorney Latham said he hoped the Board would be comfortable with a condition that said the soils testing would be done and approved by the Town Engineer before a building permit would be issued. He also said the parking layout showed that two of the eight spaces were to be handicapped spaces. They have relocated those two handicapped spaces so they are not part of the eight spaces allowed for the new units. He said the snow removal would be done by the Town for this site and so it cannot be controlled by the Housing Authority. Attorney Latham submitted materials to the Board that showed the fiscal stability of the Housing Authority at the ZBA Minutes, September 20, 2007 request of Mr. Tedesco who had questioned their finances. Attorney Latham also submitted material to the Board that explained the groundwater issue. The Chairman reviewed the memo submitted today by Fran Fink, Conservation Administrator, regarding her concerns with the site. Attorney Latham said the DEP storm-water policy issue seemed to mainly concern the Town parking lot. The catch basin in the parking lot will have to conform. The Chairman said he would like to receive a letter from the Town Engineer stating that what is proposed by the Applicant will work. He said Ms. Fink has concerns about the infiltration system and the particle separator and their placement in the parking lot. The Chairman read a memo from the Town Planner that stated the Town Manager's position on the parking in the lot. There was some discussion as to the overall use of the eight parking spaces by the Town during specific times during the day. Attorney Latham said this has to be worked out by the Selectmen and the Reading Housing Authority. Mr. Tedesco wanted to know if there was a proforma for the project and he said he has an ongoing concern regarding the submitted financial,statement by the Reading Housing Authority. Ms. Whyte said she did a spreadsheet and it is based on a cost analysis provided by another firm in the past. Mr. Tedesco said he was concerned about the actual cash flow for the project. Ms. Whyte said the rental income on the units would exceed the mortgage cost for the building. She said the Housing Authority's goal is to break even and they expect to have a mortgage for about $600,000. Ms. Whyte went into details on their financial plans to answer Mr. Tedesco's questioning regarding their financial stability and assets. She said this is an affordable project. Mr. Tedesco said he would still like documentation showing their financial stability so he could be assured that this project will not drain other areas of the Reading Housing Authority and deplete their funds. Mr. Jarema asked about the rezoning and the Board's part in this as perceived by Attorney Latham. The Applicant is asking for a waiver regarding the subdivision and Attorney Latham explained the various ways in which the Board could handle this. Mr. Jarema also asked about the parking agreement between the Applicant and the Town. Attorney Latham referred the Board to a section of the information that was submitted with the ZBA application. The project architect said because the project is modular, there will not be large amounts of construction material lying about. There will be brief periods when traffic and access will be disrupted for a matter of four hours or so to deliver the modular units and put them into place. There will be limited disturbance for the Senior Center during the construction. Attorney Latham said the construction would not interfere with the daily meal delivery truck to the Senior Center. Ms. Miller asked about the land swap and if it was contingent on the Applicant being granted this Comprehensive Permit and Attorney Latham said it was. Attorney Latham said the lighting around the proposed housing project would be sufficient and there would not be any need for additional lighting in the parking lot. 2 ZBA Minutes, September 20, 2007 A neighborhood abutter asked whom she could call if there were any parking and drainage problems. She would like the project engineer to come out and give her actual facts and figures. Attorney Latham said the Town will maintain the parking lot and if there were any drainage problems they would affect the parking lot and not her property. Attorney Latham asked the Board if he could work with the Town Planner to develop a draft decision and the Chairman said this would be appropriate. The Chairman said he would also be willing to work, with the Town Planner because he thought they could not go much further in the case without a draft decision. Mr. Tedesco again mentioned that he did not think the gable roof was attractive. The Chairman said it looked more acceptable to him. Ms. Miller asked Attorney Latham why he said the project could not meet the DEP Stonnwater Management requirements and he said if the Town could not come up with the money required then the Housing Authority would have to come up with what was required and this would make the project economically unfeasible. Tim Williams, project engineer, said he worked out a drainage design with the previous Town Engineer. Mr. Williams also met with the new Town Engineer and the Conservation Commission and subsequently redesigned the drainage system. He said the Housing Authority would continue to work with the Town on this issue. The Town Engineer said he was going to try to locate the percolation tests that had been previously submitted to the prior Town Engineer. - The Chairman said the Board would need to know what the final system will be for the drainage system and that it must have Town approval. Mr. Tedesco said since the Town Planner was not present at this meeting perhaps he could contact the Town Planner and volunteer to be a liaison between the Board, the Applicant and Town agencies to help write the draft decision. The Chairman asked about dumpsters and Attorney Latham said there would not be any dumpsters. Ms. Whyte said the trash would be put out by the tenants for pickup by the Town. On a motion by John Jarema, seconded by Susan Miller, the Zoning Board of Appeals moved to continue the meeting to November 1, 2007. The motion was approved by a vote of 5-0-0 (Redfern, Jarema, Miller, Tedesco, Petschek). Minutes On a motion by Susan Miller, seconded by Clark Petschek, the Zoning Board of Appeals moved to accept the minutes of August 16, 2007. 3 ZBA Minutes, September 20, 2007 The motion was approved by a vote of 3-0-2 (Redfern, Miller, Petschek; Jarema and Tedesco abstaining). Adjournment On a motion by Clark Petschek, seconded by John Jarema, the Zoning Board of Appeals moved to adjourn the meeting. The motion was approved by a vote of 5-0-0 Redfern, Miller, Petschek, Jarema, Tedesco). ectfully Maureen M. Recording S 4 ZBA Minutes, September 20, 2007