Planning Commission - Regular Meeting

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Uh, good evening folks. Good evening. We're going to start in one minute. So, feel free to grab a seat or stand if you like. We We have more chairs back here. If folks want to grab chairs, that's fine as well.

And and there's plenty of seating up in the the balcony area as well. You go want to fight the stairs. There's more seating if you want to sit up there as well. We're going to connect to Zoom in one minute so people can just bear with us if there's any people in Zoom. Just just a few reminders, folks. If if you have an electronic device or a cell phone, if you just put on vibrate or silence so it doesn't disrupt the meeting, it' be appreciated. All right, folks. Uh, welcome to the city of Lo of Appeals public hearing for January 12th.

Um you can join virtually and by calling in as well with planning with DPD ahead of schedule. Um again how this is going to work folks if you are speaking tonight um for petition come up to the lect turn say your name address for the record. Um the the public portion is if you're speaking again so for a petition again come to the lect turn when that section is called state your name and address um and just whatever comments you have um and then just for the sake of time if we can keep comments to about

3 minutes

3 minutes 4 minutes you know that' be appreciate it. Um, again, please refrain from yelling or going back and forth with people. All right, going on continued business. We're going to take one item of auto order here. ZBA-2025-50 petition is a special permit. Uh, the applicant is 22 Old Canal Drive LLC. The loan board appeals will hold a public hearing to interested persons relative to a petition by 22 Old Canal Drive LLC to operate an adult healthc care center. Uh at the previously mentioned address, the subject property is located in the light and deser zoning district. The proposed require special approval per article 12.3 for the proposed use and for any require load only zoning ordinance. All right, we got communication that that they are requesting a withdrawal. Anyone here for 22 canal drive. All right. See none. All right. All right. Can a motion to draw, please?

Three, Mr. Mr. Chairman like to make a motion for ZBA 2025-50 for 22 Canel drive to be withdrawn without prejudice. All right. Motion Mr. McCarthy to withdraw. Second. Second, Mr. Pro. Um, can we have a roll call, please? [clears throat] Chair. Um, Chairman Pek, uh, withdrawal without prejudice. Um, member, uh, Callahan, approve withdrawal without prejudice. Member McCarthy approved withdrawal. Member Briier approval. Uh member uh Pro approval. Member Shanahan approve.

Man um member uh Hovi approve.

All right, that matter has been withdrawn. All right, moving on to ZBA-2025-41. The petition is a special permit and variance. The applicant is Twan Fam. uh property located at 12 Wood Street. Um the load zone board of appeals will hold the public hearing to all interested persons relative to an application by the applicant to operate a micro blading business with the associated cosmetic work in the existing salon at 12 wood street. The subject private in the regional retail or zoning district. The proposal requires special per approval per article 12.4 4 to operate a body art establishment variance relief per section 7.3.1 for the distance from a school and an existing micro blading facility. Any other cars only ordinance? Anyone here? Is the applicant here for 12wood Street? All right, we're gonna we're going to table this because it might be um they were

late last time I think running behind. So my colleagues, if you don't mind, we'll we'll table that one to last on the agenda. Yeah.

All right. Moving on to new business. We have ZBA-2025-53 petitioners of variance. Um applicant is so lock Hong property located at 104 Maraposa a uh the loss room board appeals will hold the public hearing and tell to persons relative to an application by the applicant to split the existing lot and construct a new single family home at 104 may propos be e subject props located in the suburban neighborhood single family SSF zoning district. The proposal requires a variance for section 5.1 for relief from the minimum lot size room lot area per dwelling unit and min room front and any other required low zone ordinance. Good evening councelor.

Good evening attorney Katherine Flood Flood Law Office here on behalf of Solak Hong pertaining to property at 104 Maraposa Street. The applicant is seeking a variance approval pursuant to section 5.1 of the city of l ordinance for relief from minimum lot size, minimum lot area per dwelling unit and minimum frontage. The property is located in an SSF zoning district. The subject property currently consists of a single family home on 17,300 square ft of land. The applicant proposes to subdivide an existing lot to create two separate lots identified as lot one and lot two on the plan submitted with the application. Lot one will consist of 10,000 square feet and will comply with all the zoning requirements of an SSF zone. Lot two will consist of 7,300 square ft with 73 feet of frontage for which we seek the varian variance approval. Pursuant to section 5.1, the minimum lot size for a single family home in an SSF is 10,000 square feet and minimum of frontage is 90. The subdivision will allow the applicant to construct a single family home on lot two. The single family home will consist of three bedrooms, two and a half bathrooms with a garage under. The relief the applicant is requested can be granted without substantial detriment to the public good. If you look at the um review of the city of l assessor's records, you can see that most of the lots on Mariposa Street are of similar size, some smaller, some larger. I submitted all that information with my narrative in the application. Further, a review of the record title. The property indicates that the lots were formed back in 1898 and the lots on the plan were all 5,000 square ft of land with 50 ft of frontage. Based on the above, due to the

size shape of lot 2, the applicant does have a hardship to support the request for a variance. The approval will provide a benefit for the city of Lel by creating a lot for construction of a single family home, resulting in additional taxes and will enhance the neighborhood and is consistent with Lel forward. Since the size of lot 2 is consistent with the surrounding neighborhood, the desired relief can be granted without detriment to the public good. My client reached out to several people that were on the abutters list and I have um support of 10 out of 13 of the abutters on the list. Um we will have to also appear appear before the planning board for definitive subdivision approval. Um may I approach Matt?

I will let Matt take over now and um describe the site plan. Thank Thank you, counselor. Good evening, Mr. Hammer.

Good evening, chair, members of the board. For the record, Matt Hammer, uh, Lamplex Engineering, uh, 60 Fletcher Street, Low Mass. So, here is Mariposa Avenue here. This is the property here which is uh 273 um feet in length and the width is uh 100 ft. The [clears throat] proposal is to subdivide the property of the existing dwelling into a 10,000 square ft lot, leaving the driveway that provides the access to the dwelling that can accommodate two parking spaces. Um, as well as leaving the vegetation in the driveway that's currently servicing the other side of the house, um, will be removed and reveated. and that's notated on the plan. The proposed lot is here is 73 by 100 ft. The proposed dwelling is 27 ft by 36 ft. I have plans with me as well for that dwelling. That dwelling will be serviced um with a curb cut that's 14 ft wide. Um that'll provide a parking space outside of the garage and then there'll be a parking space within the garage itself. There's drainage uh for the impervious surface which is an infiltration trench along the driveway as well as a subsurface infiltration um system in the rear of the property. There's also a proposed uh shade tree uh located here on the lot as well. And there was a comment uh in the comments from the municipal review uh where they wanted some detail on the sewer connection and the water connection and we most certainly would

provide that to the storm water team um at the time of permitting. I can leave it uh to um Miss Flood. Thank Thank you, Mr. Hammer. Council, do you have anything else you want us? Okay, not at this moment. Okay. All right. We'll open up the hearing to the public. Anyone wish to speak in opposition petition and good evening ma'am. Hi.

Uh hello. My name is Alicia Payet and I live at 84 Mariposa Avenue. Uh the proposed lot to be subdivided is directly next door to me. Um, the applicant claims uh the application claims that the surrounding homes on Mariposa are located on lots of similar size. Um, I believe this is misleading. Um, if you uh I'm not sure if you have the the documentation that they uh handed in. Um, but if you want to refer to uh this map, it might be what's up there. I don't know. [laughter] Um, I'll address each of the smaller lots that they referenced in their argument. Um, the lot at 111 Rockingham does not have a home built on it and it's owned by the same person who owns the adjacent lot at 107 Rockingham. When viewed as one combined lot, it equals 12,500 square ft with one home on it. This more than meets the zoning requirements of this area. 101 Rockingham is 200 square ft larger and the home on it is one story shorter than the new home that they're proposing. So, it's a larger lot with a smaller home on it than what they're proposing to add. Um, the remaining two lots were the only ones referenced um in their argument uh that are smaller than the new proposed lot and also have homes built on them. The lot at 121 Mariposa borders Mount Pleasant Golf Course. So, although it is smaller than what is allowed, it borders a very wide open space and is not does not feel meaningfully undersized. 112 Mariposa is the smallest um of all the lots on the list, 50% smaller than the minimum requirement, but it already existed. Um that that should it's already there. It's also directly next door to the new proposed lot that would be 27% um smaller than the minimum lot size requirement. This would create a huge amount of density in a very concentrated area. But to zoom out a little bit, all of the

homes built on the lots referenced here were built before 1965, roughly 40 years before our current zoning rules were put in place in the early 2000s, uh, which we verified by with the with Low Development Services, and those rules were put in place 20 years ago. Um, so all of the homes referenced here have been here for more than 60 years. Um uh also according to the records that we could find, the proposed home is larger than every comparable home on this list by at least 200 square feet and up to 700 square f feet. Approving these variances would allow the largest home on the smallest lot in this neighborhood to be built. Um I also want to reference uh the plan of land in Lowel Mass belonging to the heirs of Mc Pratt from May 1898 which was included in their um argument as well. Um, it was included to justify underside par undersized parcels of land as small as 5,000 square feet, half of what is currently allowed. In reality, only one home in this neighborhood is built on a lot that aligns with this specific map. All others uh contain multiple um contiguous lots or sections of lots. Since the current layout of the neighborhood does not adhere to this plan, we should instead be following the current zoning rules put in place in the early 2000s, more than a hundred years after this map was created. Uh, the applicant is claiming a hardship based on the size and shape of the lot, but there is nothing argued about the land's physical limitations. A small lot size is not a unique property condition. A hardship is not personal or financial and should not be granted based on inconvenience or the owner wanting to turn a profit. Also, the variance supplement that has been signed under the penalty of perjury by Sucklar Kong as the owner of the property. If he is indeed the current owner now, he would have purchased this lot knowing variances were needed and that would be considered a self-created hardship and does not justify variances. Uh we disagree with the applicant's claim that

that this will enhance the neighborhood. Um again looking at this map, um the density is fairly balanced now with a lot of open space. There's four houses on um it's upside down. There's four houses on uh this side of Rockingham. There is four houses on this side of Mariposa and there are five houses on on the longer side of Mariposa and again it's bordering a golf course of large open area right past where this map ends. Um squeezing another house onto an undersized lot will diminish the property values of many neighbors for the private benefit of one owner. It will potentially increase parking on street parking. Um, and also most homes on Mariposa are one or one and a half stories tall, but the proposed new home would be two and a half stories tall on an undersized lot. This would be the largest home on an undersized lot in the neighborhood, and it's a huge departure from the current character of the neighborhood. Granting variances would unquestionably undermine zoning intent and set a bad precedent for the neighborhood. Um, there are also several people involved in this project who work in building departments of surrounding towns and who have even worked in this city's building department in the past. They will obviously know much more than we will about this process, but I hope we'll be given the same consideration as they do, regardless of history or professional connections. On a more personal note, I understand that our neighbor wants to subdivide and sell this land. He's been trying to do that for at least 10 years. But I hope he understands that we're just trying to protect our property value. We believe it's already been seriously hurt by their decision to move their home to the other side of the lot directly bordering our property line and we feel that approving these three variances they are requesting would continue to hurt our investment and those of others in the neighborhood. In conclusion, these zoning laws should be upheld to maintain the character of the neighborhood in terms of size of home parking and density. Thank you for your time.

Thank thank you ma'am for your comments. Do I have to sign in? Is there a pen? Okay. I Okay, I'm the first one, but I have to get

Thank you. Um, anyone else here in opposition for this petition? Good evening, sir.

Hi, good evening. Uh, my name is Jason Dolinsky. I live at 107 Claron Street, which uh my property borders the uh proposed project. So, uh the first part I didn't really like the fact that uh people coming around and and asking me to uh sign a petition to go forward with this project. uh was pressured to sign which I did not. So I just want to make that clear that I didn't really like the fact that somebody was going around the neighborhood and knocking on doors ringing doorbells and asking us to to to sign a document. Uh the second thing is I stood here uh prior to CO and the original home that was built I believe was 104 Rockingham A and uh the permit uh that they were looking to apply for uh you had uh I think it was without prejudice. You had dismissed it without prejudice and then until an excavator had showed up at the property to dig for a foundation. and I was never notified that this project had gone forward. So, the existing home on one of the lots was built and now they're looking to subdivide the other property to build a much smaller home on home on, excuse me. And, uh, obviously, uh, deteriorating my property value. I like the fact I live in the neighborhood and it's open space. We enjoy the open space. Uh, being near the golf course in this home would certainly be a, you know, detriment to that. Also considering the uh as Alicia had mentioned regarding the parking uh there'll be uh spots in the the driveway but there's many cars on the street now which prohibits some of the plowing and keeping our streets clean during the winter time. So uh I uh I object to this uh to this um variance on a such smaller lot being so confined and the homes being so close together. Thank you.

Thank thank you for your comments, sir. Anyone else wishing to speak in opposition petition

in opposition? I have to say something. It's not opposition. It's just a couple of comments. Sure. Good evening, ma'am. Will you state your name and address for the record?

Yes. My name is Janice Gomes. I live at 111 Mariposa. When Mr. Tell came around um the neighborhood, I spoke to him um for a little bit of time and I did sign um you know his u petition. Um but when I found out what size the house was going to be, um I have some concerns. Um not about putting a home there. I don't and I didn't have trouble initially when the other gentleman wanted to put a home there. It's just the homes, they're gargantuan compared to the other homes in the neighborhood. Um, but my concern is um, as the other gentleman just mentioned, when the excavator came and they were digging the hole, I was thinking to myself, where's all this water going to go? We have big area of land and when it rains or snows and the water melts, it goes into that land. What's going to happen now? Is that going to end up? Because we do border the golf course, but then the land behind us slopes down, slopes down, and some of the people in the back street I know get water in their basement. And I'm just wondering is that going to happen now to all the abutters across the street if another um seller is dug and that water that usually would go into the land will be displaced and will that end up across the street or down the street. Um I just don't want the rest of us to have water issues either and also sewer, you know, sewer issues. Um so that's my concern. I don't have a concern with a home. Um, but I don't want a huge house with I mean because it is it they do stand out. You know, you don't expect all of a sudden, you know, your big shadow from this giant house when everybody else's house is a ranch style or maybe like um Miss Payet said, one and a half stories. So, that's my only concern.

Okay. I'll put my name on here.

Okay. Thank Thank you, ma'am, for your comments. Um, anyone else wishing to speak uh in opposition of this petition? Opposition. Seeing none, that portion of public hearing is closed. Anyone wishing to speak in favor of this petition. In favor in favor. All right. Seeing none, the public hearing is closed for the moment. Um before we open up questions, comments from the board, um councelor Flood, do do you want to take a few minutes to do you have any comments you want to address before we go to the board?

Yeah, the first thing is um having my client go out and talk to the neighbors. That was something I suggested before we even filed. so the neighborhood would be aware as to what we were proposing um what we wanted to do on the site. Um it was never to force anyone to agree to sign anything. It was to let everyone know before we came in here to catch people off guard as to what we were proposing to do on the on the site. Um pertaining to parking, the proposed house has a garage under as well as a driveway. So there should be sufficient parking on the site for the house. Um the plan that we submitted addresses and Matt can can confirm with this um drainage pertaining to digging a cell hole and how they're going to address the water in the drainage in the area.

Okay. Thank thank you counselor. All right. We're going to open questions and comments from the board now. All right. The chair recognizes Mr. Proco. Mr. Proco. Floor is yours, sir. Yeah. Thank you, Mr. Chairman. Um, one of the things that I'm I am questioning is the the sewer connection detail that I believe Matt you said you were going to pass on to the board to the planning board. Is that correct? What are we going in front of the planning board? Yeah. But yes,

when are you going to have that um the connection in more detail? Um I can usually that's done when we go to um get the building permit itself. When we go through a storm water review, we um definitively analyze the sewer and the water connections. In this case, there likely is an existing sewer and water connection. But until they um file for the permit and go through that methodology of looking at those components, that's when we would finalize that.

Okay. Um, okay. Thank you. It happens. I I just wanted that clarity simply because I know that when I looked at that property, I know it's on a hill and the runoffs and I'm sure that's what uh Mrs. Gomes was concerned about and I'm sure a lot of other neighbors. Um I I think that the plan itself um is it's not bad. I mean, it it is conducive to the neighborhood. I Um, and I'm thank I thank you for clarifying, you know, the this because I think if people think that they, you know, it's a bribery going on over there. No, it was

it's not a requirement, but I I also believe that addressing that to the neighborhood groups that I know the Highland is pretty active, maybe that is something that could have been addressed with them before um, you know, before you know, coming to the boards. But um I just think if if there is clarity on on on the wastewater and and the sewer that maybe some of the hesitance would be there because I I do see that there is a garage. So I don't think there's going to be a lot of issues with parking. I I should note that the the uh storm water details are on the plan that are there to um provide mitigation for runoff.

Okay. So, there's mitigation for the driveway runoff here with a infiltration trench. Mhm. And there's also um a subsurface infiltration in the rear for the roof runoff and I'm sorry, go ahead. There's drainage calculations here on the plan. Mhm. as well as well as the details for those components.

Okay. Um I think that this is not a bad plan. Um I I think it's um yeah, it's it's well presented. That's that's all I can tell you. So, um I'll be voting in favor. Thank you, Mr. Chairman. Thank Thank you, Mr. Pro. Uh the chair recognizes Mr. Brier. M. Brier, the floor is yours, sir.

Thank you, Mr. Chairman. [clears throat] During my tenure on the board, I've consistently voted in favor of uh projects of similar size and scope to what's being presented this evening. But that doesn't mean that I simply rubber stamp every each and every one of those projects. So you do a careful assessment and uh my judgment is that uh I can confidently support this project as it does not uh substantially dergate from the intent of zoning or the character of the neighborhood. Um I'll be supporting the petition, Mr. Chairman. Thank you.

Uh thank thank you, Mr. Preer. Uh the chair recognizes Mr. McCarthy. Mr. McCarthy, the floor is yours, sir. Thank you, Mr. Chairman. Um um if this were to be uh going forward, I'd like to condition the five comments from the engineering department um that we um adopt those five uh comments as a condition for this. Um so, um I I think Massachusetts has adopted a wonderful standard for uh runoff. Um maybe it's 10 years or so now. So any new construction in neighborhoods, all the water that is um on that site has to be mitigated on that site. So it's an improvement actually to um the current condition and that we are having infiltration on site. So um that's partly because you know we have bigger storms and we have to deal with the water much more seriously than we did in the past. So, I'm glad that we have that um here in Massachusetts and this project does have the infiltrator. Um and I'm glad the project also has um uh not asked for a lot of variances. It's really the frontage and lot area. Um you meet setbacks, you meet height. Um, so any building in any home in the this neighborhood is allowed to be the size of the home being proposed. Um, all the homes in the neighborhood can be adding a second floor. So, and and someday they might. So, this would not necessarily be a bigger home than other homes in the neighborhood. And we do know that there are other homes in the neighborhood that do have second floors. So, the zoning does allow for the height that this home has. Um and uh this home proposed doesn't go beyond uh the requirements of zoning for that. So it meets um most of

the criteria. It's just the lot area and the um frontage and you know we need more housing in the city and these lots in that neighborhood. There are so many lots in that neighborhood that are under the 10,000 square foot size. I I really see that this does fit in to the neighborhood um from that standpoint. Um so I would just like to support this and have the one condition that we adopt the five comments from the engineering department. Thank you. Thank thank you Mr. McCarthy. Uh the chair recognizes vice chairman Malian. That was yours, sir.

Uh thank you, Mr. Chairman. Um I mean I appreciate the comments from the uh abutters who are in opposition to this. I understand their concerns. Um but um looking at it from uh what's been provided and uh council I appreciate you providing the history of you know the plans that have been laid out for that lot going back to 1898 where I mean all those lots in that area were designated to be all 5,000 square feet every single one in that whole neighborhood. Um, but the whole looking at the GIS map and looking at the surrounding areas, none of them I mean there's one 5,000 square feet in the back, but the rest are all beyond that scope. Um, looking at the the deed of uh the owners that you provided. Um, I mean, and they their deed dates back I mean they purchased the property in 2001. Um, but showing the description of the land. Um, prior to that they bought they purchased it the prior owner uh purchased it in 1966 which predated zoning. Um, and it clearly designates two separate parcels um both each um two two separate parcels of lots of 5,000 square feet two lots of 5,000 ft. One lot of 5,000 ft and then a strip of the an adjoining lot u to get to where you're at right now. So, um I I I think um and and looking again at the adjoining uh lots, I mean the two behind you on Rockingham, um both 101 Rockingham and 107 7,500 ft². Um there's an adjoining lot next to it 5,000 square ft. That's undeveloped. And then the the neighbor is one and 112 is 5,000 square feet. So, um I believe you have uh met the criteria for a hardship. Uh I do think that the uh development of this would be in the public good um as far as

adding new housing and new stock of housing and uh to the tax role and then um based on the information provided as far as the historical record and uh of how this thing these things should have been developed um they were developed actually more bigger than they were were previously proposed. Um I think uh you I would support that you need the variance in this this regard. So, I'll be voting in favor. Thank you. Uh, thank you, Mr. Kelly. Uh, chair, Mr. Hubby, Mr. Hav, the floor is yours, sir.

Thank you. Um, yeah, I I think we've covered a lot of bases here. Um, two main concerns, parking, uh, and size of the project are not in our purview right now. Uh, they're not looking for variances for parking because they have sufficient parking and two and a half stories is allowed in the area. So that's not in front of us. So even if I agreed uh with the abutters that those were issues, uh that doesn't really have um come into play here. So um just the 1700 uh the 2700 um square feet was short uh in the frontage. 17 ft I believe uh um comparative to other um plots in the area. you know, you gave us the block, but I think if you expand it out further, we'd find more lots of the same um size and stature. So, um I do support this. Uh I get the concerns, especially drainage, uh of the neighbors, but um that's not something that we can address here. That's addressed with the engineering comments and everything else. So, uh I am in favor of this.

Thank Thank you, Mr. Hav. Uh the chair recognizes Mr. Chand the floor is yours, sir.

Thank you, Mr. Chair. So, what I see now is an existing kind of undeveloped lot to the right of it. It's um the structure that's proposed to be put in there is going to have the same setback as what is existing now at 104 uh Mariposa. So, that'll be uniform and it will be a smaller um footprint than what's at 104. So, I see the setback is is similar. Um, comparing to other lots in that area, I didn't see any other homes that have a substantial side lot like 104 does now. And with regard to, you know, the abutter's concerns, which, you know, we appreciate you speaking tonight, um, without hearing any evidence that that this construction would would affect property value, it's um, [snorts] Parkin's been addressed and any issues with drainage again would be addressed by the engineering department. So, based on what's uh, before us tonight, I would be voting in favor of this variance.

Thank Thank you, Mr. Shinhan. Um I think to to my colleagueu's point um this already meets a lot of the kind of prerequisites that we need um for variance um again I I do want to thank uh the neighbors coming out to speak. Uh I know it's not always easy coming out to speak uh on these kind of petitions. Not easy talking about and voting uh as well. Um but but we do appreciate everyone's comments on this. Um, I really think it meets a lot of the the criterias and um, uh, it's probably going to add more value to the city as a whole. Um, again, like my colleague said, it's more um, housing stock and as we know um, we are still in shortage of housing.

Um, counselor, are you I heard the conditions of the engineering comments. Um, you okay with those conditions? Yep. Okay. All right. Um, any other comments before we move forward with a motion? All right. All right. See none. Have a motion, please. Three. Mr. Chairman, I'd like to make a motion for ZBA 2025-53 for variances at 104 Maraposa A. Uh variances are for minimum lot size, minimum lot area per dwelling unit, and minimum frontage. Uh with the condition that we adopt the five comments from the engineering department. All right. Motion members McCarthy. Second.

Uh second by Mr. Pro. Um, can I have a roll call, please? Chairman Peek, uh, approve of conditions. Vice Chair Callahan, approve of conditions. Member McCarthy, approve with condition. Member Briier, approval. Member Probab, approve with conditions. Member Hovie, approve. Member Shanahan, approve. All right, you approve. Wish you best of luck. Thank you very much. Thank Thank you.

Have a good evening. All right, moving on to the next item on the agenda. We have ZBA-2025-54. The petition is a variance. Um the applicant is at water um penady property located at 75 Chapel Street. Um the petition the low planning board of appeals and board of appeals will hold a public hearing to interested persons relative to an application by the applicant to convert the existing 4-unit residential building to a sixunit residential building. The subject props in the urban neighborhood multif family um zoning district. The proposal requires site plan review approval from the planning board for the expansion of a residential development for more than three residential units. The proposal also requires variance relief from the zoning board appeals under section 6.1.11 number five for having a stacked parking spaces for any other relief required in the low zoning ordinance. [snorts]

Good evening sir. Hi, good evening. Uh my name is Carlos Feeda. I'm the engineer for the project. I represent MP Design Consultants. We prepared the plans for Good evening. Yeah, welcome. Tell us about your project, sir.

Uh, literally, um, I I I don't I don't have like a a print of the plan. I hope you guys have that, but it's basically 75 Chapel uh Street is an existing uh four family. Um the owner is proposing to add two more units to the uh to the roof of the uh of the property on the back of it which is the attic. So we adding like two u additional units to the property. Uh and then we proposing like uh emergency it will be all conforming to the zoning code uh to the building code for emergency egress and uh and it will meet all the building code uh regulations. Uh the only variance that we are seeking is that uh to be able to meet the required number of parking spaces the parking uh layout is like stack like back to back. Um uh we went in front of the planning board. There was couple comments that they needed to the plans regarding uh we have like a guest u uh parking space. I mean they asked us to put uh there's no storage on that location. Uh they had like they asked us like from some fencing to like uh hide the uh uh the stairs uh and additional landscaping for the for the property. Uh so uh that's that's what we basically asking for is like just the double stacking parking garage.

Okay. Thank thank you sir for the summary of your project. You have nothing further. We'll open up the hearing to the public. Um, anyone wishing to speak in opposition petition in opposition? All right. Seeing none, that portion of the public hearing is closed. Anyone wishing to speak in favor of sub petition? In favor. All right. Seeing none, the public hearing closed. We're going to open questions, comments to the board. Uh, the chair recognizes Mr. Brier. Mr. Brier, the floor is yours, sir. Thank you, Mr. Chairman. to the engineer who's present. Yes.

All the work is contained within the existing footprint of the structure. That's correct. Correct. 12 parking spaces required. You provide how many? Uh I think it was like how many? 13 parking spaces. 13. And you're aware of the comments issued by the fire department with respect to uh fire sprinkler system.

Uh we we didn't receive like comments from the fire department yet. Uh there is a there on on the building code. I mean there's an allowance that which we meet that uh because the units are separate like the access for the units are are separate from from each other. So we can actually execute that without a sprinkler system. But then if it's a requirement from the fire department then yeah there is a requirement. So um you'll be expected to uh comply with that in order to proceed. Okay. Nothing further. Mr. Chairman, thank thank you Mr. Pierre. Uh the chair recognizes Mr. McCarthy. Mr. McCarthy, the floor is yours, sir.

Uh thank you, Mr. Chairman. Um, I'm glad my fellow colleague here, uh, Mark Breer, brought up the sprinkler system because I see that as a major benefit. Uh, we already have the four bedrooms in this building on the third floor, and you're providing two apartments that basically incorporate those four bedrooms. So, we don't increase the number of bedrooms in this building, but we do increase uh the safety in the building itself by adding the sprinkler system.

Okay. Um and so I I think this is um a reasonable uh variance request uh to to provide the stacked parking. Um in this case we don't change the pavement. Um I would like to condition that we uh work with uh DPD to provide two shade trees if possible. There's a building across the street that has two shade trees, but there's uh um absence of shade trees on the street in general. And I think that it would be um worth uh fighting for and getting some shade trees in this um very heavily uh paved neighborhood. So um uh with that condition that I I can support this. So thank you very much.

Okay. Thank thank you Mr. McCarthy. Uh the chair recognizes the vice chairman, Mr. Kelly. The floor is yours, sir. Uh thank you three, Mr. Chairman. Um so the only issue is the numbers just the stack parking itself. You uh meet the you have you presented enough to show the parking. Um but I I can't tell the dimensions I can't tell what the dimensions of the parking are from plan. I mean what are the are the dimensions? They are the standard like 9 by8 parking spaces. Okay. So it's just that they

Okay. One. Just want to make sure I don't see that maybe I'm missing it but I don't see that in the the the dimensions for the parking themselves noted on the plan. So I'd ask you at least provide us with updated plans for uh showing the dimensions of the parking projected. Um the other one the other concern I had I did happen to watch the um your presentation before the planning board and I understand that the planning board they continued it um to February 2nd I believe. uh because they had concerns about a couple things including the stairways as to where they're coming out and how they're how they're coming out. Yes. Of the building.

Um I'm What right now? What is your projected idea of the stairways? Are they Cuz I believe if I'm not mistaken, the planning board you have them you have two sets of stairways on each side coming out that are supposed to be coming out towards the sides of the of the building. But I think that's what the planning board was concerned about about them the stairways coming out of there. And I guess my question is are you now is there any plans to have the stairways now come out of the back of the building because then that affects how the park that may affect how the parking is being laid out? Yes, it will. So what are the plans for stairways?

It it will affect it would definitely affect the driveway layout on the back of the property if we if we put the stairs over on the back. Okay. Uh I I I think like the layout that we have it's is the most uh you know that works the best with like the layout of the house that we have. I mean they come like you know tight against the building. Mhm. Uh and and they those are emergency eress uh stairs. Yeah. Okay. So what you So you're saying I mean at this point there's no change in what based on the plans that we have right now. Yes. There's no change as far as the stairway is concerned. Yes, we would like to keep them like that.

You like to keep them like that? Okay. And you'll have to deal with that with the planning board, I guess. All right, that's fine. No, because then if you planned on changing it, we would need to see new updated plans to show where the st because the stairs are now coming out in the back and then that would affect your how your parking is uh effectuated um as well. And we would certainly need to to say that. So um okay. Uh the other thing uh that when I was watching the plane board was concerned um signage um I think we you certainly would need yes to see some sort of signage as far as one way one way going in one way coming out. Yes.

Um I would u have a condition that there be some appropriate signage as far as the um entrance and exit of the of the parking area as well as uh what about the particular units? You should probably have signage for the particular units themselves like who parks where. Correct. So what was the problem? Well, you have designated your site plan. You have designated you put you know stack parking. Yeah. We can paint the parking for designated parking spaces for the tenants. Yes. Yes. And signage for each individual signage like for each one like it will be like a oneway because we have like entrance on one side of the the property on the on the right side. Well, what I'm saying is signage for the units like Oh, in the signage for the

unit one parks here, unit two parks here, unit three parks here, unit four visitor parking, signage so people know. Yes, we were adding that to the tolines. Okay. Uh I'd like to condition that as well. I don't know how we uh I guess with DPD review um how we want to put it. um refer refer consult with DPD about about signage um for the uh entrance and exit of the vehicles and uh and for the particular units and visitor parking something to that effect. So yeah. Um, oh, and snow removal. I think there was a concern about snow.

The snow removal. We made like a designated area for like the gas parking as there no uh snow storage. So you have you have you're going to have a designated spot for for snow storage as well. Yes. All right. Work with DPD as far as snow storage as well, I guess. Okay. Sorry. That's good. Member McCarthy, you get those? I got them, too. Yeah. Snow storage. Okay. All right. Uh so yeah, those those concerns with if you'd be recondition them and those with those concerns, if you're in agreement with that, then I can find myself supporting this. So thank you. Uh uh thank you, Mr. Kan. Uh the checkers, uh Mr. Hy, Mav, the floor is yours, sir.

Thank you. Um yeah, I I would also like to see a new site plan with the parking dimensions put on there. I mean, we're the variants that we're dealing with right now are parking and the parking spots don't have any measurements on there, right? So, um do that. That's great. Currently, what are the garages being used for? Storage or parking? Because it looks like it's being used for storage rather than parking. See, but they're show for parking. So, cars are parked in the garages right now. Okay. Um, okay. It is there. Okay.

I mean, you're meeting the parking requirements. You're really just here for stacked. Um, so I think technically there's this is something that that can be passed uh with those conditions. Um but often street parking in that area is tight. So right so um I just want to make sure those garages are being used as uh parking spots but that's really not in our purview at this point. So um stack parking I could um I can agree with on this.

Okay. Thank thank you Mr. Hy. Uh the chair recognizes Mr. Shanhan. Men the floor is yours sir. Thank you, Mr. Chair. So, there is an existing garage there, correct? Yes. And how many I'm just trying How many bays is that garage? I don't remember that. How many? Eight. Eight uh eight bays. Okay. Eight bays. And you're looking on the plane. Looks like you're looking to stack in front of six of those. Yes. With a visiting parker at the end. Visiting uh parking at the end. Yes. Parking. I just wanted a clarification for that. Thank you. Yes. No problem. All right. Thank thank you Mr. Union. Uh the chair Mr. Pro Mr. Probe floor is yours sir.

Yeah thank you Mr. Chairman. Um yeah I can agree with this as well. Um I did share the concern as uh member Callahan that I didn't see the parking dimensions on on the site plan. So we will revise the I think once you resubmitted and and that is a condition that we enter correct for the updated site plan. Did member Kellan mention that? If if I could, the the actual uh unit 4 parking space is dimensioned and it calls out 9 foot typical and 18t five 18' 6 in typical.

We we have a plan but it's it's not print out because it was a comment from like planning board that shows like the dimension the typical dimension of the units is 9 by 18.5 ft and that will be revised in that plan for planning board. I can share that.

Okay. Well, thank you, Member Mafi. Um, yeah, I I think um as member Hovie said to that, you know, the parking is pretty, you know, thin around that area. So, the fact that you're making the effort uh to avoid on street parking and using stacked parking, I I from what I can see when I drove by yesterday seemed like people were already stacked parking. So, so it's just you're making it official, you know, from our perspective. So, I'll be voting in favor with the conditions. Thank you, Mr. Chairman.

Uh thank you, Mr. Brookl. All right, sir. I agree my colleagues. Um, again, a creative way to to remedy this parking situation. Did you go yet?

Yes. All right. Um, we talked about a couple conditions and then we'll move forward with a with a motion here. Mr. McCarthy, you want to just list the conditions? I know there's a few of them. So, so I just want to call to attention uh my fellow board members that the plan submitted dated the uh 17th of uh 17th of November um I don't know if it's updated but anyway uh does call out uh the parking spaces uh as 9 foot typical as far as a width and 18'6 in typical as a length. So we already have that on the site plans. It actually does call out the one-way traffic flow um and indicates a sign for do not enter sign that would be added. It does not however um indicate signage for each tenant. And so the condition that member Callahan suggested that we provide is to work with DPD to develop a signage system appropriate to list each unit parking um as where it will be placed on the site.

Yes. Um I think that was the only condition and and then I have we'll work with DPD to add maybe two shade trees. Oh, I'm sorry that was right. Yep. And then to work with DPD to provide two shade trees. Yes. Yes. Okay.

I got one question though. I mean I understand there's a I do not see a do not enter sign proposed. Uh any objection on the other side putting some form of enter enter here sign? Uh I don't know, it just seems like it's going to be very it seem it's a very tight it's it's very tight to get into that property to begin with and I just it it just I just don't I just think it would be behoove your client to have it clear. You enter on one side, you do not enter on the other side because I can just see someone just avoiding not paying attention, avoiding a do not enter sign and going down that road and then going down that space and then being whatever. I just I don't know. Should we if I I'll listen to my fellow board members if they want to condition. I think the planning I'm going to presume the planning board's probably going to wind up a conditioning that something like something similar to that as well.

Um so we can do that, Mr. Vice Chairman. Yeah. Okay. Would you would you cl I mean you'd be agreeable to that? Yes. Having a having a sign having a sign enter here and then the do not enter sign where you have it proposed. Just so it's clear. Yes. So okay. Like I said, I think PL based on what I saw in planning, it sounds to me like they're going to probably want you to do that as well. So, thank you. Thank Thank you, Mland. Mr. Chairman, I just like to thank member McCarthy. I'd like to use your glasses next time. I I see the dimension. Thank Thank you bro. And thank you, Mr. McCarthy. All right. We think we have the conditions down now. If we could have a motion.

Three. Mr. Chairman would like to make a motion for ZBA 2025-54 for variance at 75 Chapel Street. And the variance is to provide uh stacked parking spaces um with the condition that the applicant work with DPD to provide signage um for a uh entry as well as do not enter uh for the one-way traffic flow and signage for listing each uh unit parking separately at the rear as well as uh condition to provide uh to work with DPD to provide two shade trees. All right. Motion by Mr. McCarthy

seconded. But uh can we just include on that as far as the signage for the units visitor parking as well? And then to add that as well for condition. All right. Motion by Mr. McCarthy, seconded by the vice chairman. Um can we have a roll call, please? Chairman Pek, approve of conditions. Vice Chair Callahan, approve of conditions. Member McCarthy, approve with conditions. Member Breer, approval. Member Probub, approve with conditions. Member um Shanahan, approve. Member Hovie, approve. All right, you've been approved, sir. Wish you the best of luck. Good night.

All right. Have a good evening, folks. All right, moving on to the next item on the agenda. We have uh ZBA-2025-55. The petition is a variance. Um the applicant is Yono Dea Cruz and Maria Videll. um property located at 13 Whitney A. Um the loss and board of appeals will hold a public hearing to all interested persons relative to an application by the applicant to split the existing lot at 13 Whitney A into three lots. Lot one will be the site of the existing three-unit building. Lot two will be the site of the single family home. Lot three will be the site of a two-unit building. The subject properties located in the traditional two family TTF zoning district lot two will acquire variance under section 5.1 for lot area lot patrolling unit usable open space patwelling unit and for any other requirement low zoning ordinance lot 3 will require vance under section 5.1 for lot area patrolling unit maximum stories useful open space per dwelling unit and for any other require low zone ordinance

there's a red mark right You turn it this way camera.

Good evening, sir. Good evening. Okay. Can you press the thing? Is that on it? It turns green. Yeah. You see? All right. Okay. Yeah, I think it's on now. Yeah. Perfect. Thank you, sir.

Uh, so good evening. My name is Ian Aninsley. I'm an engineer for Miserm. I am here representing the applicant and property owner who is here with me tonight. Joiner de la Cruz Emily Maria Vidal. Uh this is 13 Whitney A. This is kind of a map of the area. So this is Bridge Street. If you head north, you get to Market Basket and you get to Drake. Uh the schools are up the hill here. This is McFersonson Park. Then the property that we're talking about is here. Um, even though it's a Whitney A address property, most of what we're talking about for the development is actually on Bridge Street. Uh, the property has, uh, Whitney A in the back and then Bridge Street in the front. So the property as it is now Whitney A Bridge Street, if you've been down Bridge Street, there's a about four or 5ft high wall along the front uh property line there. It's very steep coming up. And then there's an existing three-unit building at the top of the property and that's accessed from Whitney A. What we're proposing to do is to subdivide the property into three properties. The first lot would be the existing three-unit dwelling up on Whitney A. That would be a conforming its own property. No variances needed. We would be creating two new properties down on Bridge Street. One would be a single family dwelling and one would be a two family duplex. Um the duplex would have uh drive-in garages, drive-end garages. The single family would not have a garage just because of the grading in the space. Would have twocar parking driveway. Um both of these would be on city water and city sewer.

And let me get into what the actual variances that we're requesting are. So for lot two which is the single family home we would be requesting a variance for the lot area. It's about 3200 where 6,000 is required and a lot area per dwelling unit. Again 3200 where 6,000 is required. We would also be requesting a variance for the open space per dwelling unit uh zero where 500 is required. And then for lot number three which is the two family dwelling uh we'd be requesting a lot area per dwelling unit of 3,000 where 4,000 is required. A threetory building where 2.5 stories is the max and then a usable open space for dwelling unit of 250 where a th00and is required. If you look back at that kind of neighborhood map that I show, the lot area for this neighborhood is very consistent with the area and I think staff noted that in their review as well. Um there's very many 3,000 4,000t lots on Bridge Street going around the corner on a Whitney A. Um all have single family two family dwellings. So I don't think this is out of the character the density of the neighborhood. There is enough area here without any variances to do a two-unit building in the back. So, the variances that we're requesting will result in one more unit than was allowed by right. Um, the other thing to consider is like I said, McFersonson Park is just down the street. So, there's a large public

open space that's very easily accessed from this property that the owners can use. And then regarding the stories, there's a similar property um right to the left of this 1065 Brit Street. Um you have garages where you drive in at street level. And then the ground on either side is actually up kind of near the first story. So unless you're looking directly in front of the building, if you're driving down the street, it's actually going to look like a two-story building. And it's really when you're looking at it dead on that it looks like a three-story building. Um, we would have to do some grading to flatten these lots. You can see there's terrace retaining walls around the back to make the grades work. We would grade these to 8% which I think is the requirement in the zoning. Um, that would allow for, you know, a pretty good amount of green space even if it doesn't meet the strict definition of usable open space. Um, and just the the cost that is involved in constructing those walls and doing the grading, I think it would make it prohibitively difficult to just do the two unit by right. I think you need to maximize the units here in order to make the development of this property, you know, financially feasible. Um, so that's really the gist of the project. I'm happy to answer your questions. All right. Thank Thank you, Mr. Hley. Um, we're going to open the hearing to the public. Um, anyone wishing to speak in opposition's petition? Good evening, sir.

Good evening, members of the board. I'm Ray Belrose. I live at 16818th Street and um I own the property at 79 Whitney Avenue with a butts 13 Whitney Avenue. I'm speaking against the project especially where the out of city owners are trying to reszone by variance going from a required 6,000 square foot 6,000 square ft to allow a unit on almost half at 3,255 square ft is absurd. requesting a second variance for lot 3 of almost another,000 square ft, 995 to be exact, along with another variance for a half a story and only 250 square ft of unusable open space where 1,000 square ft is required by existing zoning is outrageous. Whitney A Whitney A 18th Street Bridge Street are already heavy heavy heavy with multifamily properties and parking is already tough enough. And as the gentleman said, there's a house that a butt that's right next door that has a driveway that goes out to Bridge Street. Well, if you were to drive down there and see the cars parked in the driveway, the cars would be sticking out onto the sidewalk where people that come by with walking or if they had a wheelchair or anything pushing a carriage, they'd have to go out to the street to go around them and get back on the sidewalk. So, try driving along Bridge Street from the middle of April to the middle of August where cars are parked on both sides of the street from Richton Street to 18th Street because of three girls softball fields. three softball fields where they have tournaments every Friday, Saturday, and Sunday. You can hear the cheers from the side porch and drive driveway of my property. Starting

the starting that McFersonson Park stating that McFersonson Park is located just down the street, which also has basketball courts, tennis courts, and a city pool should wave the required on-site usable space. Makes no sense. I keep hearing of a supposed housing crisis, but if you look at Senor as a whole, between St. Louis property, the AMG Hardware property, the East End property, and the Apple Orchard up on Christian Street in Savo, we've experienced more than our fair share of expanded housing in the city. I urge this board to reject this request and let them build a one two family on that lot that can meet the current zoning issues and maybe prevent a hazard, you know, if you know from somebody walking if they had the driveways and cars parked there and and instead of trying to make an already densely populated area even more so. Thank you.

Thank Thank you, sir, for your comments. Anyone else to speak in opposition? Good evening, councelor.

Good evening. Uh Corey Robinson, 5 West 10th Street. Um [clears throat] as one of my neighbors basically just spoke on um I'm not sure if you're familiar with this area. I mean, the requested relief is due to self-inflicted harm. It it seems like um even reading the documentation, it's referred to on page five. The cost of these walls and as a result created lots must be maximized for financial feasibility. Financial feasibility for the developer. The impacts. If we look 20 feet to your right at where this proposed project is, there's a a freshwater stream that runs down the Robinson Hill about 100 or 200 yards down the road on Bridge Street. We're already dealing with projects similar to this where they disrupted the water table and we have private businesses that are now contending with sheets of ice for all their their patrons from November to ice out. I mean again are these below market rate units that's being proposed because we keep hearing about maximizing financial feasibility but the cost of rents nowadays I mean any development and and and I do agree the city is looking for housing we have been but strategic we alone in the past 18 months has added 130 additional units of housing all types so as was mentioned again by my neighbor. We have been doing our part over in this neighborhood and and it seems like every time we feel like a project comes through that's well thought out and fits the neighborhood, it it addresses all the challenges that the neighbors raise, another project pops up that that turns into what could be potential problems. I mean, we talk about walkability, we talk about improving pedestrian safety and all

these things, but here we are trying to shove a square peg in a round hole. Um, height, all these different variances. I mean, in one one relief that's being requested, it's almost double, I mean, cut in half the requirement. So, I mean, we've dealt with the unintended consequences of these large-scale development projects, and I understand. I mean, it's expensive to develop right now. No one's dispute on that. But at what cost does the neighborhood have to play as a result of that? Um, public good, it it's McFersonen Park being mentioned for consideration because you don't meet open space requirements or or or green space requirements. is the developer also going to help to maintain and upkeep McFersonen Park because they're they're mentioning it in the application. And so I think before we start trying to maximize for financial feasibility for private development, I think we also have to weigh in especially on an application that comes before you citing you looking at public green space um to help kind of alleviate the self-inflicted harm that's being caused as a a result of this proposal. And and that's the hardship. The hardship isn't coming from anything really related to zoning, planning, or anything else. It's coming from, as was mentioned, the retaining walls that are needed. And I'd still like to see a part of the application. Has anyone considered the groundwater table over there? Because again, as I mentioned, 15 ft from this project, we have a natural spring that runs couple hundred yards down the road, you're seeing the result of retaining walls up above. So, I hope the the board really takes this into consideration. Thank you.

Uh thank you counselor for your comments. Um anyone else wishing to speak in opposition?

Good evening

Jerry N. I live at 9 Whitney A. I've been renting from Mr. Belvorus for about 16 years now. um this project it it it calls for hardship uh variance and yet the gentleman in his presentation said that they have enough land and property there to build a two family even with the garage even if you want to call it a three family you would not need any variances they're looking to put in special variances so they can recoup their money and make the money and I understand that's what developers But if you've driven through that neighborhood, as Mr. Belrose stated, especially between April and August when girls softball is playing, both sides of the street have cars parked. It's hard enough to get by in heavy rainstorms down by Richardson Street and the entrance to the Robinson School. It floods halfway up because of the stream that the council mentioned, there's runoff water into the street. what's going to happen to the rain from these go these paved side uh driveways that he's putting in that's going to continue to run into the street and now we're looking at possibly more flooding Billings Street if you're familiar with that neighborhood we have a flooding problem right down the street where the lights are there's really no reason to give a variance of any kind when none is actually needed except to fit another property and taking this whole thing which is one property right now and making it three makes no sense for the density in that neighborhood. As both Mr. Belrose and the council pointed out, Sunnil over the last year and a half has put in all sorts of new housing from the what's going on up in the apple orchards to what's going on with the East End Club, AG Hardware, the whole St. Louis revitalization.

Sunville has done its share. It's a very dense neighborhood as a lot of you are familiar with. I just don't think we should pass variances when you could build as a gentleman even admitted you could build the two family with the driving garage and need no variances at all. Thank you. Thank Thank you, Mr. Ner, for your comments.

Good evening, ma'am. Hi, thank you. My name is Connie Morton Eubank. I am one of the owners of 19 Whitney Avenue which is in a butter of 13 15 and 17. Um may I come up and look at that drawing so that I can make point out some things on it? Sure. Sorry. Thank you. Um you want to take that mic right there? Yeah. Yeah. Just speak into that.

Okay. First of all, um I support the idea of increasing housing. Um, but I share the concerns of the previous and owners who me who just spoke. Um, I'm particularly I've had several concerns. One is the safety of the people who will be backing out onto Bridge Street from these places. Um, already. So, this is 19 right here. So, we also own down to Bridge Street as well that the other open space lot right beside of it. Um, this current house right the current houses on the this doesn't go all the way over to 18th. Um, but the two houses that are right here, the cars already park on Bridge Street right there and make it very difficult to see when you're exiting 18th Street. So, that is a concern of anybody having to back out of these spaces. Um, I have concerns about the accuracy of the height that they have labeled this retaining wall right here because I've walked that sidewalk and in most places I'm 5'2. In most places it's as tall as me or taller than me. There may be one place where it's only 4 and 1/2 ft tall, which they have it labeled right here as 4 and 1/2 ft tall. There may be one place where it's that tall, but in most other places it's it's considerably taller than that. Um, I'm concerned about the loss of the trees on their property and the open space. I am concerned about our trees along this property line which um I am assuming this is the property line since it's not really labeled. Um, we have trees along here. In particular, we have a very tall weeping himlock on our property right here which I brought a picture of.

So that you can see our house is a twostory with a full a full attic and a turret that adds it to make it almost four stories. That weeping himlock is taller than our house and it's very close to the property line. With those retaining walls being put here, it's approximately right here. I'm very concerned that those that digging would disturb that or damage that tree. That's the biggest one. There are others along this property line as well that I'm also concerned about. Um, [clears throat] the plan says that they would be required to put pvious paved driveways. I'm assuming that means the opposite of impervious, that they would actually absorb storm water. I want to know for sure that that would be enforced, that that would be required. I also have concerns about how a house with zero open space would deal with storm water runoff. Um, a lot, excuse me, a lot with zero open space. Um, and I also have concerns that if this retaining wall, it says it would be max height 6 feet is up against the property line. Would you require a fence along the property line to prevent anybody falling over um that six feet drop right there or would that be a sixt drop? I I'm sorry. I don't understand the plans well enough to tell if that but that obviously it would be be close to six feet

and those are my concerns. Okay. Thank thank you ma'am for your comments. All right. Anyone else wishing to speak in opposition petition?

Good evening, sir.

Hi. Um, thank you for having me. Uh, I'm my name is Ray Morton Eubank and I'm with Connie as a co-owner of 19 Whitney Avenue. Um, I just um like to brag on our weeping hemlock. Um if you um right where Route 113 crosses Bridger Street, if you look down Bridge Street from there, um you're on the top of a hill and if you look to the horizon, there is one tree that is prominent. It's the tallest tree anywhere you look. That's our weeping hemlock. It's a beautiful thing. Um I have a picture of it that's probably too small to see, but this is a picture from there. And um this is the uh weeping hemlock right here. You could see nothing else on the horizon. Even the smoke stack on the mill building is as tall. That is right on the property line. The root system would almost be certainly demolished by the retaining roll walls. Um I don't want to lose a tree that's u valuable like that. You can see it from other locations in l if you go um um Eustace Avenue. If you come if you come down Eustace Avenue, it's it's the prominent thing that you see. It's a beautiful tree. Um the second thing, the only other concern I have is uh I concur with um this is a very dangerous thing. If you look at those garages that are in the plan, they're very tight. A car barely fits. It has to back out. It I I don't see how it can have any visibility onto bit bridge street which is a very very busy road. We don't we don't go uh 18th to bridge. We avoid that intersection uh in the morning and evening. It's very very busy and as people said um during the summer months when you have softball it's a very you know parking is all the way up. There are

many many people it increases the danger. We now have one driveway on that part of Bridge Street. This would this plan would incur four driveways, four times as [snorts] many, four times the danger of people getting hurt. Um those are my concerns. Thank you for listening.

Okay, thank thank you sir for your comments. Um anyone else wishing to speak in opposition in opposition? All right, seeing none that portion is closed. Um anyone wishing to speak in favor petition in favor? All right. Seeing um um the public hearing is closed at the moment. Um we're going to open questions, comments from the board. Um but but Mr. Ansley, did you want to just did you have any comments?

I do. I'd respond to some of those. Um regarding the tree that's I think very important to the neighbors. I I don't think we'd have opposition. Um, sometimes in these construction projects, the developer will hire an arburst to go out there and make a determination, you know, if your work is going to affect the tree or not and how far away you can get without damaging the tree. I don't think we would have an opposition to doing that. The walls, you know, don't have to be right in this corner. You know, we can kind of shift those in a little bit and get the limit of work a little bit further from the property line. Uh, regarding the parking, both lots, um, especially the the two-unit, you know, you have an 18 foot parking space here and then eight more feet, you know, in front of the garage. That building is set much further back than the Bridge Street, 1065 Bridge Street that they're talking about. You can see the front of the building here. We're set back significantly further. and I show on the plan that you know the full I think it's 9 by8 parking spaces can fully fit on the property with no overhang onto the street. Um then regarding drainage as uh one of the abutters mentioned we are going to have uh pvious driveways and that was intentional because I knew there would be flow going onto the street. Um well storm water wastewater utility is going to look at this as well. They're going to require some sort of drainage system. Um, so that's going to be looked at and designed and reviewed by the city. Um, so we are, you know, addressing storm water as best we can. There is, you know, pretty good amount of green space on the property, too. So it's not like we're turning the whole thing into, you know, impervious all over the place. Um, I think that's really what I had to respond to. I'm happy to answer your questions.

Okay. Thank Thank you, Minsley. All right. We're going to open questions and comments from the board. uh the chair organizers. Um Mr. McCarthy, the the floor is yours, sir. Uh thank you, Mr. Chairman. Um um before I start, um I just want to say that I I think we didn't meet the um minimum requirements uh prerequisites, which is to um locate a sign on the site. Um, I was there today, um, and could not find a a panel that was erected to notify, uh, neighbors. Um, that's a requirement of any, uh, application that comes before us. We we did put a sign out there and I did send the photo to DPD. Okay.

I think two weeks in advance. I don't know if it's out there today, but it was out there at some point. Okay. All right. So, it had been up there. Okay. Yes. Yes. And I can I mean they have the photo so um All right. In the future I think it's your uh obligation to maintain it. Sure. Until the hearing. Um All right. Um have you done any um hydrarology? Um it's about a 14 or 15 foot cut [clears throat] um on the site. Do we know if there is going to be a dewatering system installed or

there will have to be, you know, as they cut down some sort of process to dewater as they lower the the water table. We haven't done any soil testing per se to see exactly where the water table is. Um, but that is something that we would review with uh little storm water and make sure that they're good with it before they issue a building permit.

Okay. Um, in in my opinion, you're asking for too many variances. Just my my opinion. Um, it you're you're asking to create two lots and each lot has uh three or so variances attached to them. Um, whereas you could come before us with I think out without any variances if you wanted to do the two family. So, I'm surprised that you've chosen to come in with uh as many variances um because it does seem like a um extreme case here um especially where one lot is nearly 50% the size of what's required by zoning.

So, that's that's really the crux of kind of what we're talking about here is regardless of how you develop this property, you're going to have the slope issue, you're going to have the topography, you're going to have to put retaining walls in the back. And when you put a two family in here, you know that as you know, the abuters mentioned, it's very expensive to develop, you know, and you're not looking for big profits per se, but you need to make your money. You need to be able to financially, you know, make it feasible. And I think you have a situation where you have the land to to do development, but it's cost prohibitive to doing the development. And that's why you have to put as many units as possible to make it developable or otherwise, you know, this whole area I don't think could be built financially,

right? Or or we and that's really the hardship. It's a financial hardship based on the topography of the land. Oh, I understand the topography creates a hardship for sure.

Um, however, it's a it's a extreme number of variances here in my opinion. Um and then we also have issues with uh engineering our traffic. Um so uh the traffic engineer made um a comment that um the wall should be lowered to 3 and 1/2 ft and a 15t triangle starting at the edge of the travel way to allow for sufficient sight distance for vehicles exiting the driveway. Have you looked at that? I haven't looked at it, but the wall that's there now, you know, in order to get these driveways in there, we're going to have to take down portions of that wall, as other neighbors have done along that street to access their property. And that can be adjusted, you know what I mean, to make that opening wider, maybe even push the wall back and create that sight triang triangle that the um traffic engineer is talking about. You know, I think that can be constructed in a way that does provide visibility, superior visibility to some of these other um houses here. You know, 1065 right next door is, you know, same same type of thing. It's just the right angle in the front. So, I think we could improve in that compared to the other properties.

Okay. But um in in in lowering that wall, you're making the grade steeper behind that wall and potentially getting the retaining wall in the back there to be even taller possibly. Yep. Well, um I don't or or alternatively, you know, the wall the location of the wall can be moved. you know, instead of being at a right angle along the front property line, you could do it at an angle.

I see too many question marks here as far as the engineering on this. And um if you want to continue this and go back and try to resolve some of these things, um I wouldn't be opposed to that, but I can't support this the way it is right now. Just my opinion. Okay. Thank Thank you, Mr. McCarthy. Uh the chair recognizes the vice chairman, Miss Kellen. The floor is yours.

Uh thank you, Mr. chairman. Um, I appreciate what the applicant and what you're trying to do, Mr. Ansley. Um, and you know, [snorts] but I I have grave concerns about this as far as and I understand I totally understand the the hardship as far as the uh topography is concerned. Absolutely. Definitely. But um as was mentioned by some of the abutters to it's the it's basically the hardships being created by what's what's being presented. I understand and you can certainly do whatever your client can certainly do whatever they want. If I understand if it's cost prohibitive then un that's unfortunate but that's just the way it is. But I just don't see myself supporting this. Um the lot um the one family lot you're looking at you know we need relief of 2745 ft of lot area got provides zero open space um this the two family uh a little less relief being requested but you can easily and again I understand the cost prohibitive to that but you can easily just do one two family in this and cover all the zoning. So I just don't see myself supporting this. Uh and that's just just the way it is. So um thank you.

Uh thank you Mian. Uh Mr. Hav Mr. H the floor is your sir. Thank you. Um I think there's a lot a project can happen on um but not to repeat everything the other members said u I don't think this meets hardship. Um, I think we're looking at fiscal hardship, but that's not really the issue. I think if you split this into two lots, you can get a project done. So, uh, just for that reason alone, I'm not going to, um, approve this. Thank you, Mr. Hav. Uh, the chair recogniz Mr. Shanhan. Mr. Shen, and the floor is yours, sir.

Thank you, Mr. Chair. Um, the topography of this area hasn't changed since the owners purchased this property. You know, it is what it is. You can't always buy a property thinking ahead, I'm going to develop it. I'm going to make money. What can I do to do that? So, in my view, this um this plan's overly aggressive for that particular lot given the characteristics of the lot and also it is a congested part of of of that section of cenville. So, um there's just several variances that are looking for substantial um kind of minimums to be met here. And um as everyone has already stated, if it was merely just the two family, we wouldn't need to be here today. So, again, in my view, I think it's it's overly aggressive for that area. The top biography is what it is. Um with that being said, I'm uh will not be voting in favor for this project.

Thank you, Mia. uh chair Mr. Proteult. Mr. Proteult flows here, sir. Yeah, thank you, Mr. Chairman. Um yes, I I agree with uh fellow board members. I believe that uh this project um does require an excessive amount of variances. Um it is self-inflicted unfortunately and um I I cannot support it as it stands either. So that's it. Thank you. Thank you, Mr. Proco. uh chairman, Mr. Brier. Mr. Brier, the floor is yours, sir.

Thank you, Mr. Chairman. I agree with my colleagues and in particular, Member Shanahan, who says that this is an overly aggressive plan. Uh, in layman's terms, it's it's just too big of an ask. right from my initial review, the questions that came up, the number of variances um and the fact that you immediately didn't go to the concerns of the transportation department where our professionals believe that these new residents or proposed residents would be backing out blindly into Bridge Street. The comments about the parking during softball season right on the money. I I totally concur with the the comments made by the abutters and feel that in this case the only hardship would be those born by the neighborhood. So having said that I cannot support this project in its current form. Right. Thank you Mr. Beer. Um I want to say thank you for the the neighbors for coming out tonight. Um Mr. Ansley um you know I understand what you're trying to do. Again, I think um as my colleague said, it's a little um too big of an ass. Um I I wouldn't be able to support it to uh how it currently stands. Um I think one of the comments was um I don't know if you want to go back to the drawing board, scale it down or talk to your clients. Um but as of right now, I I don't think I can uh vote in favor as well. So, you know, you have a few options obviously. Um,

yeah, I think what I'm hearing is, you know, if it can be made a little more palatable to the board, maybe the number of variances reduced, I can at least take a look at it and see if there's any sort of alternative that would make it a little more um palatable to the board. All right. So, did did you want to um do a continuence? Yeah, I think I'd request a continuence. Okay. When is your next meeting? Um, Miss Brundage, is is there an opening anytime coming up in the next um agenda? Um, the next uh sorry, the next available spot would be uh February 19th. Yeah, I think we could do that. Okay.

All right. Before we move forward with a motion to continue, any other comments for my colleagues here? All right. Seeing none, I can have a motion to continue, please. Three. Mr. Chairman like to make a motion for ZVA 2025-55 for variance at 13 Whitney A to be continued to February 19th. Sorry. Sorry. Um, sorry. The next available um, sorry I was looking at the wrong schedule. Um, actually it can be continued January 26th if that works. Do you want be enough time? I don't know. You mean you mean February 9th to get staff reviews? I think it would be difficult. Well, I think February 9th would be doing my apologies. Okay. Thank Thank you. Okay.

February 9th or 19th? February. 9th. Okay. Okay. All right. Three, Mr. Chairman, like to make a motion to continue the uh application for 13 Whitney AB to February 9th. All right. Motion by Mr. McCarthy the matter to February 9th. Second. Second by the vice chairman. Um, can we have a roll call, please? Uh, chair, uh, Chairman Pek, uh, approve continuence. Uh, Vice Chair Callahan, continue to February 9th, 2026. Member McCarthy, approve continuence. Member Briier, approval. Member Prote approve continuence to February 9th, 2026.

Member Shanahan, approve continuence. Member Hovie, approve.

All right, the matter has been continued. Um, we'll see you February 9th. Okay, sir. And then just for the public notice, this is the public notice. There be no other notice regarding this petition. All right, moving on to the next item on the agenda. We have ZBA-2025-56. The petition is a variance. The applicant is New North Canal LLC property located at 463 and 281 Moody Street. Um the petition the low planning board and the low zing board appeals will hold a public hearing to all interested persons relative to an application um by the applicant to redevelop two sites located at 463 Moody Street and 281 Moody Street from 116 units of affordable housing into 160 units of new construction affordable housing. The subject property are located in the urban neighborhood multif family zoning district. The proposed development at 463 Moody Street will be a fourstory building and containing a 100 senior restricted affordable units. The proposed development at 281 Moody Street will be a fivestory building consisting of a 60 unit of affordable housing. The proposal requires site plan review approval from the planning board uh for the creation of the res develop more than three residential units and the proposal also requires a variance relief from the zoning board of appeals under section 6.1 for minimum parking requirements and for carton loads or ordinance. Uh good evening counselor again. Good evening. Attorney Katherine Flood here on behalf of New North Canal LLC for variance approval pursuant to section 6.1 for minimum

parking requirements for property located at 463 and 281 Moody Street. My client intends to redevelop the properties currently consisting of 116 units of affordable housing into 160 units of affordable housing. The first phase of the project will create 44 additional affordable housing units within the city. The project seeks to modernize two aging affordable housing sites with energy efficient construction, provide additional green space, on-site services, a playground, outdoor fitness area, community programming space, and strengthen community health through improved outdoor space and walkability. and create a more livable residential environment than the existing conditions. The subject properties are in a UMF zoning district. 463 Moody Street currently consists of eight buildings with 75 affordable housing units. It will be converted to one four-story building consisting of 100 senior restricted affordable housing units, all one-bedroom units. The minimum parking requirement for 463 Moody Street is 204 parking spaces. The proposed plan show a total parking count of 70 spaces. Therefore, we are requesting a variance. As stated, 463 Moody Street will be used for senior housing, said demographic not having many vehicles. The applicant currently houses 95 senior residents with a total of 55 vehicles. Further, we submitted a traffic study with the application. The traffic study indicates that the on-site parking at 463 Moody Street is sufficient to meet the predicted demand and public transportation services are

provided in the area. The um there's bus service on Marramac Street, which is a 2 to six minute walk from the property. Due to the existing and less significant demands for parking from a population this property intends to serve, the application has a hardship to re to support its request for a variance. 281 Moody Moody Street currently consists of 41 affordable housing units and will be redeveloped into one five-story building with 60 affordable units and garage parking under the building. The building will consist of one and two and threebedroom units and will house families The minimum parking requirement for this property is 122 parking spaces. The proposed plan shows 47 spaces requiring se 76 spaces of relief. This property is in close proximity to the neighboring North Canal parcel located at 150 Father Moriceet Boulevard to be developed in the future. You will see as we proceed with our presentation that there are three parcels that will consist of this development. The last parcel at 155 Father Moriceet Boulevard is within the MBTA over O overlay district. The applicant intends to allocate parking from the future build if needed. Also, the parking study in that we filed with the application indicates that the on-site parking and the public parking located within a fiveminute walk of the site is sufficient for the proposed use and occupancy. There is also on street parking on Moody Street, Race Street, and Father Moriceet Boulevard. The relief sought by the applicant can be granted without substantial de detriment to the public good. The project will assist in meeting state and city affordable housing goals, provide additional green space to the downtown area, and provide updates to the current living conditions. Prior to filing this

application, we had several meetings with um the city departments and took all the input from them prior to submitting the final plans. We will have to appear before the planning board as well as the historic board. I have with me um a petition signed by 61 people within the city. Some of them are residents. Um some are just city residents. summer people that live at the site. Also, to save everyone from having to listen to all the support that is here tonight, we have asked everyone to sign in to show that they are here to speak or show their support for the project. So, if I can give these to you. Yeah, that' be perfect.

I'm going to turn this over to Brendan who works for Coalition for Betaacre and he is going to talk about how they plan to relocate the current residents on the site um during the construction. Okay. Thank Thank you, counselor. Yeah, sure. You can bring it up now. Awesome. Thank you.

Good evening, sir. Good evening. My name is Brendan. I'm the project manager at Coalition for a Better Acre. And I'm here tonight on behalf of our team um and more importantly the residents at North Canal, many of whom are here tonight to show their support for the redevelopment project um in this this community's future. In the 1980s, residents at North Canal uh were living in deteriorating conditions when they learned that a developer planned to demolish the property, forcing them from their homes to make way for new construction. Instead of accepting displacement, the residents with the support of CBA organized for five years to fight for control of their future. And in 1989, they closed on the property themselves, preserving 267 units of affordable housing. It was the first time in history that residents purchased an expiring HUD property, setting a precedent for residentled preservation across the country. That day in 1989, CBA's founder Charlie Garulo said, "There are a number of other communities throughout the state in this country that need this kind of effort." And the message we need to send to those people is that this can't be done unless the tenants themselves and the people themselves in that community have control over their destiny. These are sentiments that remain true today. Since that time, CBA with the leadership of our property management partner Maloney Properties has worked to maintain the North Canal properties to the best of our ability. But these buildings constructed in the 1960s during urban renewal were built with poor design and materials and not and and have not stood the test of time, limiting what we can achieve for the residents quality of life. Over the past three years, in partnership with the North North Canal Tenant Council and the residents themselves, we've explored every possible path for the site. Together, we have concluded that the best way forward is a phased full redevelopment of North Canal that preserves affordability while dramatically improving living conditions. This project will improve handicap accessibility, enhance indoor air quality, expand access to laundry

facilities, activate green spaces for community use, and above all, create homes that match the dignity and resilience of the residents who fought to save North Canal nearly 40 years ago. We bring this proposal forward at a time when Massachusetts has set ambitious goals to address the housing shortage. Uh goals that the city of Lel shares. This redevelopment directly aligns with those goals by adding critically needed affordable housing while preserving and improving an existing community that residents have built and protected for decades. This is revitalization without displacement designed and shaped by the residents themselves. It embodies the same spirit that saved North Canal decades ago, that residents know what is best for their community when given the resources and voice to shape it. On behalf of CBA and the families who call North Canal home, I respectfully ask for your support to move this redevelopment forward, ensuring that North Canal remains a vibrant, affordable community for the next generation of LOL. Thank you for your consideration. I'll turn it over to the uh design team. Thank

Thank you, sir, for your comments. Good evening, sir.

Good evening. Uh, for the record, Brian Goodro with Hancock Associates. We're the land surveyors, civil engineers, and wetland scientists on this project. Um, so I just want to just reiterate something that attorney Flood said is that we've met with the city a number of times um before we came here this evening. Um, so we've met with DPW, we've met with the fire department, we've met with the LOL regional wastewater utility and the storm water team. [snorts] Um, and we did receive the comment letter and um I'll get to that after I I kind of go through the site. So this is parcel one um bounded by father Morset at the top of the page uh Moody Street on on the bottom of the page and then Aken and James Street on the east and west sides. So topographically Moody Street is around elevation 96 and Father Moriceet is elevation 91. So the whole site slopes um from the bottom of the page to the top. And what we've done is we've created um the the building which has a hundred units within it and then there's a horseshoe horseshoe shaped parking lot. And one of the the critical components to why it looks the way that it does is the conversation with the fire department making sure that they could bring the apparatus into the site. This is 100 units of senior housing. Um, we all know that that first responders tend to frequent these these places a little bit more um [snorts] than than other housing developments and we wanted to make sure that there was appropriate access for it. So that's why we have a a horseshoe shape there. Um, [snorts] so attorney Florida also mentioned that we have 70 parking spaces on this site with 204 being required. Uh, the variances is why we're before you this evening. Um so site grading uh we're we're essentially matching the existing um um site that's out there right now. So

we're we're coming into the site from Moody Street from that higher elevation. We're pitching storm water away from the ride ofway. We're collecting it with catch basins and underground um storm water infiltration. So, there's a large infiltration galley um just to the north of the common space, the green space in the center of the parking area. And then all of that uh eventually flows over uh to the left hand side of the page to James Street. And one of the critical pieces to our storm water design was understanding where the storm sewer was, where sanitary sewer was, and where the combined system uh are. This is a unique portion of LOL. Some of the the utilities is combined. So storm water and sanitary are together. Some of it's been separated. So we worked with low regional wastewater utility to identify the storm water lines and tie into um the the the particular pipes. Um and then eventually all of that storm water uh is is discharged in the Marramac River. [snorts] So uh that's storm water. We have uh our sanitary that's connected into Father Morset. We have ample water that's out here. Um the building will be fully sprinkled. Uh we discuss hydrant locations and FDC locations with the fire department. And um everything that we're proposing kind of meets what they were what they were looking for. And that would be parcel one. If we could shift to the next next slide. So parcel two. Um this is a little bit further down Moody Street. Um closer here to to City Hall. So Moody Street's on the bottom side uh Father Morset on the north and then the site is bounded by the canal on the eastern side and then Race Street on the west. So this L-shaped parking lot, you have uh an

underground parking garage. So the first story of the building, if you will, is is parking. there'll be a little bit of uh amenity space and and offices and then housing above that. So, we're really getting the majority of the parking on this site from that parking garage. Um there are, I believe, six spaces uh outside of the building footprint, but the the footprint is what allows us to park the 47. And then the [snorts] balance of the site is is green space. It's open space. um and our landscape architect will will follow me and describe kind of the amenities [snorts] um that are being proposed. So this site is not unlike parcel one uh where Moody Street's up higher, Father Moriceet's down lower. So um topographically the the site kind of grades from the bottom of the page to the top of the page. Uh we are collecting all our storm water on this site again through roof drains um and catch basins to a series of underground infiltration chambers. And then on uh Moody Street and Race Street there's actually a new uh storm sewer line that cross crosses Father Morset and discharges to the Marramac River. So we had kind of coordinated that with uh L regional wastewater and um engineering as well. [snorts] Um so that was our our our storm water. Uh sewer again uh connects into Moody Street. We have suitable water. Uh there are hydrants in this location. Again uh went over uh all of those details with the fire department. Um and they were um relatively satisfied with our concerns. Um so engineering wise that covers the two parcels. And then I'd like to turn it over to uh our landscape architect to talk about the open space programming.

Good evening, sir. Hello everyone. Terry Ginsler with Offshoots. We're the landscape architects on the uh site on the project. Can you go to the next site please? Yeah.

Excellent. Thank you. So, um, as was described, there is a central green space around with parking, uh, surrounding the, uh, the site. That green space is going to be more of a hangout location for residents here as well as people across the street, uh, that are part of the CBA team and family. uh the building to the far right that is running uh up and down on the page, there's an amenity space that's going to be more privatized for the residents there. And then um if you look to following around, there's a fitness area and small dog park and then community garden. All things that would be very uh advantageous for the residents here. There's significant number of trees that are being uh proposed on the the site. Uh we're doing our best to preserve as many of the canopy as we can due to um [clears throat] development. Some of those trees do have to leave. Um but we're trying to protect and replace trees in kind. The idea is that you plant um fast growing trees early with long-term growth trees to come. So in 50 years the site would be much much different high canopy and uh preserve heat island effects. Uh if you go to site two, so we're really trying to capitalize the um kind of existing beautiful nature of the canal. So our building is oriented further away from it. Uh this opens up more green space along the canal and acts more of a thoroughfare for pedestrians um to walk past the canal and enjoy lawn space. that can work as a uh uh U8 um soccer field, a playground for residents, um an amenity space off of the building for patio and and hangout zone there. And then I should

have mentioned we're predominantly a uh native planting design firm. So I can almost guarantee at least 90% of the plants will be native plants for this area. Thank you. Thank thank you sir for your comments. Good evening.

Hi Gabby Hesen with Icon Architecture um architect team project manager. So I'm going to go through the um building plans and 3D visualization. If you can go to the next slide. So this shows the ground floor plan as well as the typical floor plans of two through four for site one. Um on site one uh we have a lot of sight space so we're able to put the parking on site. We were able to utilize the most efficient form um for the units in a bar building with a double loaded corridor, but the site really lent itself well to an L-shape. Um we wanted to be able to activate both the um Father Morset Boulevard as well as Aken Street. So we pulled out the amenity spaces into its own uh onestory building. That's the purple portion that um Terry also mentioned. Um so the uh residential entry is is further into the site um but really clear from Moody Street um because there's a large signage. There's a big canopy. There's also a really large drop off area as you can see in this parking layout um with these um separated bars. So we essentially have three bars in succession. These were deliberately pulled apart so that we have really distinct spaces in between for the seniors to have small social gathering spaces. The laundry is decentralized so that's another opportunity for them to socialize. There's daylighting within the corridors um so they can really engage with one another. on the ground floor directly adjacent to the amenity space is a lot of back of house um amen um the mechanical systems etc. That means that there's no units directly adjacent to the amenity space. Also means that there's plenty of room for trash to be collected inside of the building. So the only time that the

trash would be brought out is for pickup. Um it's not there's no enclosure outside of the building. If you go to the next slide, moving on to site two. Um, we did employ the Lshape here u from the ground floor through the entire building because this is a much more compact site. Um, this one is is focused on families. So, um, we had a more centralized gathering space on the lobby at the ground floor. Um, we didn't decentralize the um the elevators. Um, we had to put the parking below the uh, building because of site constraints, um, as Brian had mentioned. And then the floors from two through five stack. You can see there's a variety of unit sizes, but they do stack floor to floor. And there is again a trash area that stacks. So that's collected on the ground floor and then isn't brought outside until it's picked up. Um because we're entering the parking area um not off of Moody Street, that means that the main entry to the building off of Moody Street is really pedestrian centered um really able to activate the little plazas on either end and and make that open space more utilized. You can go to the next slide. [snorts] Um so these are views of um our proposal. So this is from Moody Street um looking at site one. So you can see how prominent that entry area is. We've recessed um the area of the building. There's um a bold color. It's meant to be inviting um and it really distinct. If you go to the next one, we're moving further down Moody Street. So now we're at the corner of Moody and Aken. And that's where you see that one-story amenity area. It's meant to be an extension of the residential area. So,

um same language but still very distinct um and inviting the little plaza at that corner and um the landscape will really activate that area. Go to the next one. If we move up Aken to the corner of Father Morset Boulevard, you can see how those two masses start to come together. Um, and you can see how those three different distinct bars help to break down that massing. Um, as well as the undulation in the parapit at the roof. You go to the next slide. [snorts] This is further west but looking east. Um, so you can see the relationship with the larger contest and how the um, height fits in with the rest of the neighborhood and relationship to the canal as well as site two in in the um, distance. I turn it back to Katherine.

Thank thank you ma'am for your comments. I think we have presented the entire project. Um, so We can move forward now. Okay. Thank Thank you, counselor. [snorts] All right. We'll open the hearing to the public. Um, anyone wishing to speak in opposition petition in opposition. All right. Seeing none, that portion of public hearing is closed. Um, anyone wishing to speak in favor of this petition?

Good evening, sir. Yeah. Good evening, ma'am.

Yeah, that's fine. Protoonment. [clears throat] Accessibility deficienc IA. is

Thank you, sir.

Hello, my name is Dolores, but I will say exactly what he said in English. Hi, my name is Haime Akalino. I live at 166 Father Morset Boulevard here in L. I am the president of the North Canal Tenant Council and I'm a member of the board of the directory of coalition for better acre. CBA has worked closely with the tenants and the tenants councils. They have held many meetings with the councils and attended to get our inputs on what we want for the project. The residents are glad with glad with Maloney who maintains the north canal properties have managed it as has managed it as best as they can but the property needs a new life. The existing conditions are old interior and exterior buildings, poor air quality, poor temperature control, poor accessibility, poor accessibility to laundry, extremely lack of community and gathering spaces. The tenant council has met with CBA and the project team on the numbers of occasions to discuss the feedbacks which was heard and implemented in the designs such as accessibilities, parking, laundry, accessibilities and variety, community and amenity spaces. We really like the new designs to offer the tenants dignity for their residents through quality housing shaping by residents input. On behalf of the tenants, we support the project and the the application and would ask you to approve and support the tenants of North Canal. Thank you.

Thank Thank you. Um, anyone else wishing to speak in favor of this petition and we know we have a bunch of people here in support as well. So, thank you for being here. All right, we'll open up the hearing to the to the board for questions and comments. Uh chair recognizes the vice chairman, Mr. Kalian. Do you have any comments here?

Uh thank you three, Mr. Chairman. Um I like the design and looks great and yeah, I think this uh this seems the residents who are here in support. I mean, there's there's a lot of people here. Um I think this this would be a great this seems like a very great repurposing and you know rebuilding of of that area. So um I guess one question I had um preser with regards to the senior the senior restricted affordable units. Um so how is that work? Is there like a senior is like man some sort of management uh on the property or something or is it just basically people renting just send renting to seniors? I guess this is is it senior housing for like not like a nursing home but you know senior affordable senior housing for

I think you follow what I'm trying yes I um so the property will have both an affordability restriction as well as an age restriction will also incorporate on-site supportive services on seniors yeah that's that's I guess that's kind of where I was getting at in that amenity space on the ground floor of this the senior building will also be office space for both property management staff as well as the supportive services. Okay. Uh yeah, that's that's kind of where I was getting at. It just said amenities, so I was a little awesome. I didn't didn't know that where where uh things would be uh stationed. So,

um but yeah, I mean, I I just like the I like the design. I like the way it's laid out. Um I love the setups for the courtyards and everything for everybody to, you know, for people to be. And um you're only looking for parking which and I mean looking at the comments and the traffic study that was provided indicates adequate amounts of parking for this uh this area and this facility. I guess the one question I do have as far as the 150 I know you it's not in front of us but do you have an idea of the plans of 150 what's going on with 150 uh Fathermore set? Like what what's in the what's in the works for that? I I understand it's it's it's going to be under the MBTA Communities Act and I know there's been some hubbab about the parking issue parking with regards to that as well, but uh I just guess I kind of just ballpark view like what's what's planned, what's in the works for that.

Yeah. So, I'll first kind of talk about what the overlay would allow and what we're anticipating will be coming. Um so, the overlay would allow us to build I think it's about 1,000 units on that site with no parking. That's not what we're planning on doing. Um we're expecting somewhere around 400 to 430 units on that site with um I think it was over 200 parking spaces uh to accommodate for both that site as well as the adjacent one uh at 281 Moody Street.

Yeah, I just figured want to get that out there. As far as I know there's been some concern about the MBTA uh overlay communities thing with the parking especially with what's going the project going on over at the on Gorum Street at the end of the canal and there's been a little bit of hubbab about that but um but I understand that that's you that's in the works for you guys and I just figured to get a general view of what is the vision uh for for that. Uh but um I guess we'll see what happens with that. But that but that would be out of our purview anyways regarding that anyway. So but um but um yeah I would be supportive of the project. I think it looks great and I wish you the best of luck. So thank you.

Uh thank you Mr. Vice Chairman. Uh the chair uh Mr. Hubby. Mr. Hubby the floor is yours sir.

Thank you. Uh I appreciate the presentation the amount of detail uh provided to us. I think the area um needs a facelift. this provides that uh it's a benefit to the community already there as well as expanding that to um community members outside of it that that maybe could take advantage of of this. So um parking is going to be an issue. I know we mentioned Moody Street and Father Moriceet as uh some parking relief, but those are meated spots. Those are two-hour parking. So, it would be good for visitors but not residents. Um, I do appreciate that you said there's 90 in the lot of phase one and there's only you say 60 some odd cars there now. Is that

was that the numbers? Yeah, I think we have 55 now. 55. Right. So, we're adding 10 units. Um, and you're adding more parking. So, if you just went by numbers, then you're not going to We're doing 70 at that spot now. So, you're not going to hit the the numbers. So, um I do appreciate the detail. Um I think it's much much needed. CBA does uh great work for the community members. Um I'm all in favor of this. Good luck with you. Uh thank you, Mr. Happy. Uh the chair recognizes Mr. Shan. Mhan. The floor is yours, sir.

Thank you, Mr. Chair. just seems like a uh a magnificent project as far as the scope of it and hopefully brings that area into the 21st century. So I look forward to the finished product the few years from now but it sounds sounds exciting. So best of luck we're happy to be in the 21st century. Thank thank you Mr. Uganiz Mr. Proteult. Mr. Proteult floor is yours.

Thank you Mr. Chairman. um great admiration for this project. It was well researched and I like the fact that the developers worked with the community to to ensure that it's palatable for the area. Um and I like the fact that um the project team asked you if you're going to put some community grills. I mean, out of the big project that's here, the one question is, are you going to put community grills in the plaza spaces? Community what? Grills. Grills. Oh,

yeah. That I think we'll have to leave that up to the property managers, but um we will do what we can. [laughter] No, but um the design is magnificent. Um, I can I can only admire, you know, the amount of care um that um, you know, that's put into this project and as member Hovie said, I mean, parking is an issue, but that's an issue no matter where you are. So, um, just the fact that you are bringing this forward and beautifying that area, it only enhances the city in itself. So, I'll be voting in favor. Thank you, Mr. Chairman. Thank Thank you, Mr. Proco. uh chair organiz Mr. Brier. Mr. Brier, the floor is yours, sir.

Thank you, Mr. Chairman. First, I want to offer my congratulations. Uh this is a crowning achievement, something desperately needed, truly affordable housing, a deep interest of mine. Um, what you've managed to do is add another piece to the revitalization that's occurring in that entire neighborhood, the old little Canada. Well, I think you've achieved that. Certainly have. And I want to speak to the words that rang true to me that was that were offered by the the president of the tenant council. And he spoke about the dignity of this housing and that is so important. We're all deserving of dignity. In the days of the the old project style housing for those of us with lower incomes and in need of affordable housing, they're gone. And you can see that that's occurred in that entire neighborhood where all the new construction. You drive by them, you'd never know if those were highriced market market level rents or affordable housing. And there's a good reason for it because people have finally woken up to the to the idea that we're all entitled to the same dignity regardless of our income level. And what you've proposed here is wonderful. And I will be voting in favor certainly. Thank you very much.

Thank you. Uh thank you, Mr. Preier. Uh the chair recognizes Mr. McCarthy. Mr. McCarthy's flow is yours, sir.

It's hard to follow Mark. He's he's pretty pretty well spoken there, but this is an amazing project. And uh to to say this is affordable housing. Wow. I don't think affordable housing has ever looked this good and been done this well um anywhere, not just in the city of LOL. Amazing. Absolutely. Absolutely amazing. Um I'm I'm blown away by the landscaping, of course. landscaping, the architecture is so well done. The and you know, the the the um inclusion of the canal, you know, and trying to get the green space to work, uh hiding the parking under the building in affordable housing, you know, unbelievable. Unbelievable. It's it's it's a it's a milestone. I think, you know, it'll put us on the map not only for the type of housing that you're doing, but the the way it's done, I think, you know, uh anywhere I it's it's absolutely stupendous. Um I do want to ask about the transportation comments. Um item four, it asks about um should be included in any condition of approval. Um, and it's about four different items that seem to be um, uh, off-site concerns. So, I was thinking that we would make the condition of approval to include the transportation comments number four, those four items, if that makes sense.

I think you are you referring to like the sidewalks and Yeah. Yeah. That I think we can do that. It's not Okay. Okay. Great. Um, and then the last one is the wastewater comments. I thought it was explained pretty well. Um, but then when I read in here, it seems as though there's a missing piece there. Um, I don't know if you could just kind of address what the wastewater comments are referring to and if that's resolved.

Yep. So, the wastewater comments um cites a a state regulation that if you're introducing 15,000 gallons per day of new flow, you have to remove a 4:1 ratio. So, you'd have to remove four uh four times that 15, so 60,000 gallons per day that go to Duck Island. Um right now, we're not hitting that threshold. So back when we had spoken with wastewater parcel one was included that was the few hundred units of additional at that point in time we'll be looking to cross that 15,000 gallon per day threshold but right now we don't do that. So that's that's a piece that's going to be coming in the future and there are different ways that we discuss mitigating that. One's financial um so you pay X amount of money for infrastructure improvements for INI things like that. Um you can you can actually propose and take over portions of um identified work to improve the the wastewater collection. I mean as you know Duck Island's going through many many million dollar renovation over the next 10 20 30 years. Um so this is just another piece of that but as of right now with parcels one and two that we don't hit the threshold. So that's in the works and you're resolving it down the road when you get further along in the process.

Correct. Okay. All right. Um when is it going to be built? Uh what is the schedule for construction? Um so we have to completely finish the the financing and funding applications and get um invited into the next round, but we're anticipating sometime in the early 2028 stage for shovels in the ground on this. And it's a two-year construction or three-year construction.

Um, so we're anticipating doing one site at a time. So the the first site we'll do is at uh four or 483 463 Moody Street, site one. Um, that will start in 2028 and we're expecting somewhere between 18 to 24 months for construction. Um, and we're we're also hoping that we can kind of layer and stagger the construction where when we close out one phase, we're moving on to the next one with shovels in the ground. Okay. So maybe a fiveyear timeline for the whole project to be complete for these two probably. Yeah. Okay. All right. Don't change anything. [laughter] We'll try not to. Okay. I love it. I love it. Thank you. It's just that one condition I have. Thank you.

Yeah. Thank you. Thank you, Mr. McCarthy. Um just just like my colleagues, I think this is a great project. Um CBA does amazing work, so I support as well. All right. Um, for conditions we have one. And you're okay with that, counselor? Okay. All right. There is no further comments. We have a motion, please.

Uh, three. Mr. Chairman, I'd like to make a motion for CBA 2025-56 for variance at um 463 and 281 Moody Street. Um and the variance is for um on-site parking uh with a condition that we incorporate the um item number four of the traffic engineer comments those four items to be uh a condition. All right. Motion by Mr. McCarthy. Uh second by Mr. Brier. Can we have a roll call, please? Uh Chair Mek, I approve condition. Uh, Vice Chair Callahan, approve with conditions. Member McCarthy,

approve with conditions. Member uh Brerier, approval. Member Pro, approve with conditions. Member Shanahan, approved. Member Hovie, approve. You've been approved. Wish you best of luck. Thank you. [applause]

[applause]

Okay, that's it. Okay, great. Appreciate it. Thank Thank you folks. Congratulations. Thank you. street. Yeah.

Thank you guys. You did great. Appreciate it. Yeah. Good job. Thank you guys. Nice to meet you. Have a good evening. Thank you. Have a good night. Have a good night.

Have a good evening. Okay, we do have one um going back. We're tableabling one item, the continued business um DBA 20225-41. Um the applicant at Wood Street. They're not here, are they? Okay. Yes. Oh, they're here.

Yeah. Oh, yeah. Okay. Good. Good evening. Do you want Do you want to just update us about your project? Yes, I did. Yeah. You can just tell. Yes. Uh my name is Fam. So, so I was there last time. Um and so they want me to update the f the special fage and I already put the sign up like three weeks ago. So that's why I'm here today for for the micro blading. I ran want to rent the room um in c can you speak closer to the mic? I'm sorry. Yeah. Just or can we put the volume up or can you put your volume up? We'll put our volume up. Everything will be louder.

Yeah. So I want to have a micro blading um to render the spay in the hair salon. and last time. So I missed the special.

Yeah. Yeah. So do you want to just update us about what what you've been doing since the last time we met last year? Like any updates? Oh, I I think you're on mute, ma'am. We don't hear you. Yeah, the special. So they asked for last time I haven't done so I already done three weeks ago and I already put a side of the street. Yeah. Okay. So so the sign was put up the special permit. Yeah.

No, I think I think they can hear you. Okay. Hello. Yeah. Yeah. Okay. Um, I think you guys are muted on your end cuz we can't hear through the Zoom call. Oh, you can't you can't hear me talking right now? Yeah, we can hear you now. Okay. It's a little bit of technical difficulty here. So, you could hear us now? Yes, we can hear you now. Okay. Could could you just identify yourself and then can you just said what you said a minute ago for the the applicant?

Yes. Yeah. My name is Tungam and I want to have a micro blading inside the hair salon in number 12 W street and so last time I go to the hearing but they say I didn't do the special permit. I already done it. I already put the side up like three weeks ago. So that's why I'm here today to see what happened next. So Okay. Awesome. Thank Thank you, ma'am. So you put the the physical sign up. Perfect. Okay. Yeah, I did. Yeah. Okay. Perfect. All right. Anything else you want to say? No, that's it. Okay.

Okay. Perfect. Thank Thank you. All right. We'll open up the hearing to the public. Anyone wish to speak in opposition? in opposition. Seeing none, that portion of public hearing is closed. Anyone wish to speak in favor? In favor? Seeing none, the public hearing is closed. All right, we're going to open questions or comments from the board. Uh the chair recognizes Mr. um Hubby, the floor is yours, sir. Thanks. I have no questions. All right. Thank you, Mr. Hubby. Um the chair, Mr. Shan, Shan, the floor is yours, sir. No questions, no comments. Thank you. Thank Thank you. Um chair recognizes Mr. Proco. Mr. Proco is yours, sir.

Yeah, thank you, Mr. Chairman. I I I also have not much to say, but um the only outstanding item we had was this. There was no notification, but I believe that we thought well at least I thought from a zoning perspective that there wouldn't be an issue. Thank you, Mr. Chairman. Thank you, Mr. Proco. Uh chair is Mr. Brier. Mr. Brier, the floor is yours, sir. Thank you, Mr. Brier. Uh chair is Mr. McCarthy. Mr. McCarthy, the floor is yours, sir.

Uh, thank you, Mr. Chairman. I just want to thank the applicant for your patience for getting through this process. I know that it's been a little bit long for a special permit and the relief being sought is relatively minor and um I'm glad you stuck with it because I'm sure this is going to be a successful um addition uh to your um to your business and I look forward to seeing this um come to fruition. Thank you. Thank you, Mr. McCarthy. Uh the chair recognizes the vice chairman, Mr. Kelly. The floor is yours, sir.

Thank you three, Mr. Chairman. Um I I really have no concerns about the request itself. Uh housekeeping though. I just noticed that the application was not signed by the applicant. So um I guess can we that the applicant um at least come in and sign the application so that way we just want to make sure everything's totally on board. And I had to go in. Oh. I'm sorry. I'm sorry. I'm sorry. You signed it. No, I don't see it sign. It's not signed. Uh, no. She was just asking if she had to go like there to sign it like anytime.

You can come into our office at any time. Okay. Yeah. You just have to just go to go to the city hall at the department of planning and develop. Oh, actually, are you have they have you guys moved yet or are you still at city? You still No, we're still right across the hall. Okay. Yep. I know. Uh heading over to Yeah, that's another story. Yep. [laughter] So, just come in, you just got to come to city hall at some point and uh go to the department of planning and development and sign the application. Um and and just just so so everything's clear on that. But other than that, uh other than that condition, um I see no issues with this. So, thank you. Dan,

thank you. Um Mr. Kan. Yeah. Um straightforward. Thank you for putting up the sign that we talked about last time. Sorry you were the last last one on the docket. I know that the last one was kind of long and so thank you for your patience. Um yeah, I don't have any concerns. Wish you the best of luck. If there's no further comments, um if we can have a motion, please condition.

Three, Mr. Chairman, like to make a motion for ZBA 2025-41 for special permit at 12 Wood Street to um be providing um micro micro planning um um within a distance of 500 ft uh from a residential neighborhood with a condition that the applicant uh come in and complete the application by signing it. All right. Motion by Mr. McCarthy. Second. Second by the vice chairman. Um all in favor say I. I. I. Any post say nay. The eyes are unanimous. Um you are approved ma'am. Thank you. and um best of luck with your business.

Thank you. Thank you. Thank you and have a good night. Thank you. Yeah. Thank you so much. All right, moving on to the next item on the agenda. We have other business. So, let's we have um another business. We have to appoint a member of the ZBA um to the zoning right steering committee. Um, Miss uh, Brundish, do do you want to talk a little bit about that so the public is aware and and we're aware as well?

Yeah, we are in the process of doing a zoning uh, rewrite um, of this zoning ordinance. Uh we hired a consultant back in the fall time frame and now we're looking to put together a committee that consists of um representative from the zoning board, planning board and other um city um um departments and um so we're just looking for an appointment from the zoning board at this time. Perfect. All right, let's let's talk amongst um my colleagues here. Anyone interested in joining this uh the steering committee here? I I I would not mind. I was part of the last one, but um if someone else wants to step up, I'm absolutely willing to support them. So, Mr. Chairman,

uh yes, Mr. Procer, is this a nomination process? Because I'd like to nominate Mr. McCarthy. Um we we can I think let's let's talk about who would like to to be on the board and then maybe from that pool of people. Uh maybe there's all six of us. Some of us wants to be or maybe just one of us, maybe two of us. So let's I just want to talk about that first. But yeah, we we we can go to nominations in a minute. So and I I just want to ask do you know when the uh committee meets so they haven't arrived at a No, it's still in the you know initiate

because the last one met at an odd time. Um so I I I I think you know it ideally it would meet you know in the time when people are not working. So correct not not at lunchtime at noon or something on a Wednesday [laughter] anyone anyone interested uh Mr. chairman, I'll throw my hat in the I'll be interested in uh in in serving and assisting the board in that. Uh but certainly if anybody else is interested as well, I would be open to,

you know, to to supporting whoever whoever's going to going to be uh on the board for this would be would be a great representative. We have uh seven great candidates to well, not seven, seven, right? great candidates to the but um I'll express my my my no yeah no of course to to to assist uh and I know member McCarthy has done a great job in this the with the master plan committee in the past as well so but uh any of the members who are expressing interest I'm certainly be would be a great contributor to the to the board so

agreed thank you miss ken all right anyone else interested in joining the the steering committee here. All right. Seeing none, now we can go to nominations. So, I I heard one nomination, right? Um, anyone else wants to nominate anybody else? Yeah, I'll I'll nominate um Mr. Callahan. Okay. Based on his self-promotion. All right. All right. Um motion to nominate um by Mr. Mr. Chairman, before I continue, Mr. Brier, go ahead. Point of order. Yeah. Yeah. Are we being asked to nominate someone or being asked to present names forward for someone in the city administration to appoint?

Uh that's a good question. I'm It was my understanding that these this group would get together and uh whomever was interested in serving in such a capacity would make that known to the city administration and from there a member would be chosen. Okay. It could be mistaken, but I I don't think that this requires a vote by this board. Okay. We could um I could ask for clarification and then we could bring [clears throat] it up at the next meeting. If I'm wrong, if I'm wrong, don't bring it up next. [laughter] Okay.

Okay. Let me I'm just trying to clarify. Is that so what member is saying is that we appoint someone then the city decides who's going to join the committee. Is that how I thought it was we appoint I know planning board appointed somebody so planning board appoints somebody we appoint somebody that's part of the process but you know again that's my understanding that was my understand you know I'd rather have clarification before you know but we got a memo Peter didn't send Peter sent us a memo or something there was a memo that was sent um I'm not sure if it really explains that either but um

I just I [clears throat] thought it just said that a member of this board would be represented but there was nothing indicating how that member would be determined. Right. Yeah. Um and I I also would like to just add that I think it might be possible for more than one member to be part of that steering committee also. Yeah. So I think if more than one member wouldn't see why I think can have more than

but I guess that yeah maybe we do need some clarification because to to member McCarthy's point m maybe it's one member from the ZBA but then a volunteer like another member could be as part of a you know volunteer or or appointed by the city council or something to that effect um separately from the from us. So, um, that's that's fine, too. But, uh, I mean, I I probably was going to suggest to at this point that, you know, for for these purposes, you know, if anybody wanted to express their interest and then we probably push this off our vote next week, next meeting or something, but um, that was one thing I was contemplating mentioning.

Yeah, we we we can do that. I do know in the last steering committee I I put my hat in there, but Mr. McCarthy got it. Um but that was that was before. I'm I'm very happy in my role as chairman. I don't need to be on the steering committee. [laughter] Yeah. What whatever works. Whatever whatever the uh board's desire, let's can do that. Just uh All right. Let's um so let's let's say that we want Mr. Mr. Callahan as as the primary appointed person and maybe Mr. McCarthy as a secondary if if

Sure. if there's an option for like a proxy or a secondary person or anything like that. All right, perfect. All right, let's go to the minutes for approval for December 8th, 2025. Um any edits, comments, revisions from my colleagues for the minutes. I see none. All right. Can I have um a motion to approve the minutes? Three. Mr. Mr. Chairman like to make a motion to approve the meeting minutes from December 8th, 2025. All right. Motion by Mr. McCarthy to approve the minutes. Second. Second by the vice chairman. Uh all in favor say I. I.

I. Any post say nay. The eyes unanimous. Any other comments before we motion to adjurnn. All right. Seeing none, can a motion to adjurnn, please? Three. Mr. Chairman would like to make a motion to adjurnn. All right. Motion by Mr. McCarthy to adjurnn. Second. Second by the vice chairman. All in favor say I. I. I. Any the eyes are unanimous. Any opposing? Nay. All right, we are J. Good night, folks.