HomeMy WebLinkAbout1987-09-23 Zoning Board of Appeals MinutesZONING BOARD OF APPEALS
READING, MA
MINUTES - SEPTEMBER 23. 1987
Members Present: Sally Nitzsche
Catherine Quimb
Stephen Tucker
Vice-Chairman Tucker opened the scheduled public hearing at 7:30 PM in the
Selectmen's Meeting Room, 6 Lowell Street, Reading, MA.
The hearing scheduled to be heard before the Board this evening was a
continuance from July 27, 1987 for AAPEM Associates, Limited
Partnership/Daniels Nursing Home, 59 Middlesex Avenue, Reading, MA,
seeking a Special Permit under Section 5.1.2 for extension of
non--conforming use necessary to conform with Department of Public Health
requirements for common patient living arrangements.
Stephen Tucker began by informing the Petitioner that one member of the
Board present at the last meeting could not be present at tonight's
hearing, therefore, if he wished to proceed this evening, he would have to
review his testimony of July 27 in order to give the total.picture to the
entire Board. Sally Nitzsche also stated she felt it would be a good
review for the Board as some time had passed since the last meeting. This
was acceptable to the Petitioner. Before the floor was turned over to the
Petitioner, Stephen Tucker read two pieces of correspondence relevant to
the case: 1) a letter amending the request for a Variance to request for
Special Permit, and a waver of time from the applicant, and 2) a letter
from CPDC dated 9/23/87 to Catherine Quimby informing the Board of their
approval of Special Permit upon completion of three conditions stated in
letter pertaining to the parking area, proper screen prior to building
inspection, and a copy of letter stating this change is a state
requirement.
The Petitioner then began by restating his last testimony. He stated the
property had been used as a nursing home for approximately the last 50
years. Daniels Nursing Home is a level #3 facility cited for a deficiency
by the state for lack of a proper dining area for patients--the law states
15 square feet per patient. Thus far, patients have been fed in their
rooms. With the proposed addition the building would still meet all
set-back requirements and would provide a more "family" type environment
for the patients with meals being served individually, using glassware
,versus cartons for example, making the environment much less
'institutional. The addition would also be used as a gathering area for
families, church services, etc. A new parking area would also be added
with provisions for visitor parking, eliminating any
Minutes - September 23, 1987
F Zoning Board of Appeals
Page 2
existing on-street parking. To the existing structure, 5' would be
added. Daniels currently houses 30 patients, and with the addition would
house 34. No additional staff would be required, as with state
regulations they are already operating on a maximum patient guideline of
40. As requested by CPDC, a 6' fence and hedge would screen the parking
area from abuttors.
The Board then reviewed architect plans for the structure and discussed
the previous problem of establishing pre-use conditions on the structure.
During the last meeting, it was resolved that at about 1939 there were a
number of unrelated retired persons living in the building, and that was
apparently when its present use began. This was established through '
research of old street lists. Stephen Tucker had previously spoken with
Mr. Guy, the person responsible for overseeing the operation of nursing
homes in the state of Massachusetts, who informed him that the changes
planned at Daniels would not require a certificate of need from the state.
Catherine Quimby stated that she felt this change to the structure would
be very beneficial to both the neighborhood and the patients at Daniels
who would benefit most from the extra space made available by the
addition. Catherine Quimby then moved to grant Special Permit to AAPEM
Associates Limited Partnership/Daniels Nursing Home for extension of
non-conforming use for the property located at 59 Middlesex Avenue,
Reading, MA provided the set-backs are not altered and other changes are
made as previously noted. The motion was seconded, and the Board then
unanimously voted to grant Special Permit. A copy of the letter of
deficiency was then added to the file, and the hearing adjourned at 8:00
PM.
The Board then discussed upcoming meetings and the need to notify
petitioners of the requirement that a certified plot plan be used during
any hearing coming before the Board. A.mortgage plot plan would not
suffice when applying for a Variance. The Board then reviewed minutes
submitted for September 9, 1987, and following further discussion,
Stephen Tucker motioned to accept the minutes as amended. This motion was
unanimously approved by the Board. The meeting was then adjourned at
9:00 PM.