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HomeMy WebLinkAbout2002-05-09 Zoning Board of Appeals Minutesk RECEIVED TOWN OF READING TOWN CLERK ZONING BOARD OF APPEALS READIFNG. MASS. MINUTES OF MAY % 2002 MZ AUG - S P W. 21 MEMBERS PRESENT: MICHAEL T AJ2JCTN JOTIN J A REMA EDMUND BALBONI SUSAN MILLER DONNA BOGGS ROBERT REDFEP._N 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 PM. Town Planner Anne Krieg, and Town Counsel Joan Langsam, John Weigel, Dom Savino, Julie Savino, Jonathan Moss; Katrin Wynns; Bill Upham, Steven Tavoletti, Paul Carsom, David Sheltam, Michael Cotter, Janet Allen, Ernie Arsenault, Remo Saccoccio, Virginia Adams, Richard Howard, Gina Snyder, Will Finch, Don Allen, RHA, Tom Connery, Joanne Metzger, Mary Ellen O'Neill, and Laurie Tucker were also in attendance. Case x#02-03 Continuance of a Public Hearing on the petition of Mike and Ellen Canterbury who seeks a variance under section 5,12 (Table of Dimensional controls) of the Zoning By-laws in order to construct a front and rear deck within the required front and side yards on the property located at 25 Wilson Street, Reading, MA. Ellen Canterbury stated Glen Redmond denied them a building permit because their existing porch is a foot over the set back requirements. They would have to make the existing porch a foot smaller and could not add a side deck. The rear yard setback is adequate to have a deck on the rear of the house, but the access would be through a bedroom. She has a permanent disability from two hip replacements and this access would cause a hardship. She stated the side deck is small and would not be a detriment to the neighborhood. The Zoning Board members stated the deck would encroach further on the setback. They could not find a uniqueness to this property stating the surrounding lots are the same. On a motion by Edmund Balboni, seconded by John Jarema, the Zoning Board of Appeals voted to grant Mike and Ellen Canterbury a variance under Section 5.1.2 of the Zoning By-laws for the property located at 25 Wilson Street, Reading, MA, to construct a deck within 9.5' of the northerly side line, that is presently at 14.5, and to allow the front porch to be built within 19' of the street line, that is presently 25'. The motion was denied by a vote of 0-3-0. Zoning Beard of Appeals Mnutes of 5/9/02 page 2 Case #02-05 A Public Hearing on the petition of Longwood Estates, LLC, represented by Latham, Latham and Stockard & Engler & Brigham, Inc. under Massachusetts General Laws Chapter 40B and the Federal Home Loan Bank of Boston's New England Fund housing program, on an application for a Comprehensive Permit requesting a permit for two hundred and eighty eight (288) units of condominiums housing at 468 West Street of which 25% of the units will be made affordable as per the Rules & Regulations of Comprehensive Permits in Reading. Chairman Michael Larkin swore in the applicants. Atty. Brad Latham represented the applicants. John Jarema stated the applicant is seeking permission from Town Meeting to build the condominiums, as of right, with rezoning. The Selectmen are considering having a late June special town meeting to consider this rezoning. Atty. Latham stated they are pursuing the 40B application, but would consider an alternative if it comes about. Atty. Latham stated Reading has 4.59% affordable housing. They are proposing 288 units, 25% (72 units), of these will be affordable housing. The affordable housing is for people with incomes of 80% of the median. The applicant has site control. There is a Purchase and Sale Agreement for Lot B, 18 acres. They have offsite rights for drainage control. The profits will be limited to 20%. The applicant intends on working with the Town. The units are two bedroom condominiums_ The plans were prepared by William Bergeron, Hayes Engineering. The property borders the Town of Woburn. The access is on the southerly side and meets all CPDC regulations. The topography rises 40', to a hill in the middle of the property. All existing structures would be removed. There is a Reading wetland on the property, not a State wetland. There are three storm water management sites on the property. The discharge will be directed to 75% West Street and 25% Longwood Road. A traffic analyses was performed. The traffic generation rate is 123 vehicles existing in the morning and 117 inbound in the evening. There are no observable impediments to the roadway. John Connery performed a fiscal analysis on the net fiscal impact. He stated the Town of Reading currently has a high school cost. This project will generate approximately 50 school children. The gross service charge is $2,700 per year per unit. The revenue ratio is ,6 or $525,000 per year. There is a long term positive fiscal advantage. The disposable income will generate $1 million to local businesses. Jim Velecho, Marblehead, MA collaborated with William Bergeron on the plans. He is working on the design of the modules. There are a total of 24, townhouse style, three story buildings. There are 4 units per floor. Each unit has two bedrooms, living room dining room and kitchen. There is a patio, balcony or porch on every unit. The units vary in size from 1,150 sq. ft. to 1,400 sq. ft. It is a wood frame building with fire sprinklers. There is some parking under the building. Zoning Board of Appeals N inutes of 519/02 page 3 Anne Krieg stated the applicant submitted their site approval letter and they have paid the filing fee. They have requested a portion of the filing fee be used for peer review. They are missing the N. E. Fund application, an impervious surface coverage report and a market feasibility report, The applicant met with Ms. Krieg and Town Manager Peter Hechenbleikner. The staff review questioned the maintenance of the off site drainage. They requested soil samples and recommended a traffic peer review. The density of this project is 16 units per acre. The previous average was 10 units per acre, The applicant is requesting a waiver from the local wetlands by-law, CPDC is requesting that waiver not be granted. Mr. Bergeron responded that the project is designed to meet the local wetlands by-law. A letter from Fire Chief Burns, dated May 8, 2002, questions whether the ladder truck can maneuver around the circular driveway and the 6% slope. He requested the stairways be enclosed. Mr. Bergeron stated the stairways will be enclosed. Will Finch, 51 Mill Street, asked what will be used on the adjoining land. He stated the profit can be reduced to 12%. He also requested a peer traffic review. Laurie Tucker, 9 Longwood Road, stated the traffic study did not take into account Spence Farms and Kohl's. She is concerned the corner they exit from is a blind corner. She asked the location of the 39' high buildings. John Weiger, 12 Pratt Street, asked if there was additional land to be developed? He also asked why there is a connection to Enos Circle. Mr, Bergeron replied Enos Circle is a secondary means of access and meets the CPDC regulation on the length of a dead end road. Gina Snyder, 1 Jadem Terrace, stated she is astonished at the density of the project and the impact it will have on the schools. Bill Upham, 36 Enos Circle, stated the entrance is running through an existing home site. Atty. Latham stated the access is on West Street. Enos Circle was approved by CPDC. The applicant is prepared to work with the Town. Don Allen, 231 Forest Street; asked what is the deed restriction and can it be reviewed? Anne Krieg stated Town Counsel will review the deed restrictions. Ernie Arsenault, 44 Enos Circle, requested the agenda be posted on the web site. Zoning Board of Appeals Minutes of 5/9/02 page 4 Atty. Latham requested a Zoning Board member reviews the traffic peer review. Robert Redfern volunteered to help with the peer review. Atty. Latham requested the application fee be used to pay for the traffic peer review. Edmund Balboni stated that with a project of this magnitude the applicant should pay for the traffic review. The Zoning Board requested the traffic engineer attend the next meeting on June 6, 2002. They also requested soil test holes and the Performa. On a motion by John Jarema, seconded by Edmund Balboni, the Zoning Board of Appeals voted to continue the public hearing on the petition of Longwood Estates, LLC, on an application for a Comprehensive Permit at 468 West Street, Reading, MA, until June 6, 2002. The motion was approved by a vote of 3-0-0. On a motion by John Jarema, seconded by Edmund Balboni, the Zoning Board of Appeals voted to adjourn at 10:00 p.m. The motion was approved by a vote of 3-0-0. Respectfully submitted, Joy Mohr Recording Secretary