March 21, 2018 Zoning Board of Appeals

td_zba_032118.pdf
File Size:	106 kb
File Type:	pdf

Download File

---

Zoning Board of Appeals

Community Notes
Wednesday, March 21, 2018 - 7pm
TOWN HALL

Board Members in Attendance:

• Gregory Jacobse
  
• James McGrail
  
• Jason L. Mammone, P.E.
  
• Jared F. Nokes
  
• Scott Steves
  
• Jessica Porter (arrived late)
  

Agenda:

• 7:00pm - John Radley, 15 Liberty Lane: To be allowed a one-and-a-half foot front yard setback instead of the required 25 feet to demolish  the front of a single family dwelling and reconstruct a two-and-a-half story addition to the existing single family dwelling.Town of Dedham Zoning Bylaw Section 4.1 Table of Dimensional Requirements
  

• 7:05pm - Bryce Gibson, 26 Abbott Road: To be allowed a one (1) foot rear yard setback instead of the required 20 feet and a four (5) foot side yard setback instead of the required 10 feet for construction of a small, 175 square foot storage/workroom attached to the rear of the existing free-standing garage. Town of Dedham Zoning Bylaw Section 4.1 Table of Dimensional Requirements
  

• 7:10pm - James Wood, 115 Harding Terrace: To be allowed a four (4) foot front yard setback instead of the allowed 25 feet to demolish and reconstruct the existing front wall and roof of a single family dwelling. Town of Dedham Zoning Bylaw Section 4.1 Table of Dimensional Requirements
  

• 7:15pm - Horse Thieves Tavern, 574-585 High Street: To be allowed a waiver from the Town of Dedham Sign Code for installation of a 126 square foot wall mural which, together with existing and proposed signage, will exceed the one square foot per linear foot that is allowed; and to be allowed a waiver from the Town of Dedham Sign Code for installation of window graphics with approximately 33% window coverage, exceeding the 25% allowed in the Town of Dedham Sign Code. Town of Dedham Sign Code Table 2, Signs and Dimensions
  

• Old/New Business
  
  • Review of Minutes, February 21, 2018
    

Meeting Notes:

• Appeal of John Radley
  
  • James McGrail read the request or Mr. Radley
    
  • John Radley is present to speak for himself
    
    • Claims his property has a 15 foot setback instead of 25 as noted in the agenda
      
    • Right now building is 2 feet from property line, Mr. Radley describes his plan as reducing the footprint of the building
      
    • Mr. Radley believes that he may have put the wrong number down, because the 1 foot setback as noted doesn’t make sense with his reduced footprint with the building
      
    • He corrects his request to be a setback of 15 feet after the construction
      
    • He says all his neighbors are in favor of it
      
  • Members of the board looked at the plan as described by Mr. Radley
    
  • Mr. McGrail clarified that the requested setback is definitely 15 feet
    
  • Mr. Radley provided 3 neighbor comments regarding his plan
    
  • Mr. McGrail asked if anyone was present to speak in favor of or against the application, nobody responded or asked any questions
    
  • The board had no questions further questions
    
  • Scott Steves motioned to allow John Radley a 15 foot setback, Gregory Jacobsen seconded, and the board approves
    

• Appeal of Bryce Gibson
  
  • Bryce Gibson is present to speak on behalf of his application
    
  • Mr. Gibson describes his plans to the board and  described his proposed workroom to be added to the back of his existing free-standing garage
    
    • He plans keep the single car garage, wants the addition to add the additional storage
      
  • Mr. Gibson provided 2 neighbor statements regarding his plan
    
  • One abutter to the right - Chuck Kabat - expressed support for the project
    
  • Mike Butler (a neighbor) came to hear details of the proposal, asked if the structure will continue to be one story
    
    • He looked at the plan and asked Mr. Gibson about the profile of the building and had no further concerns
      
  • Gregory Jacobsen motions to approve the requested setback for the 4 foot on sideyard and 20 foot on rear yard
    
    • A second was given and the entire board approved
      

Jessica Porter arrived at 7:10pm

• Appeal of James Wood
  
  • Mr. Wood and his architect were present to speak about the project
    
  • The front elevation and roof peak of the home will be changed
    
  • Mr. Wood spoke to his neighbors and said they were in support of the project
    
  • Mr. Jacobsen said the home would look nice when completed
    
  • Scott Steves motioned that the proposed setback be approved, Mr. Jacobsen seconded and the board approved.
    

• Appeal of Horse Thieves Tavern
  
  • James McGrail is stepping aside since he represented the owners of the tavern on various matters, Jessica Porter is sitting in for him for this matter
    
  • Molly Moran (sp?) is the architect for the project and is representing Horse Thieves Tavern
    
    • She took over as the architect in December
      
  • Window graphics are frosted lettering with a reverse interpretation on them, some confusion with the need for a variance, since there is larger area that is frosted, but only the part of the sign that is actual lettering is to be considered under the sign code
    
    • The architect clarified that the variance is not needed, but asked that some documentation of their interpretation of the requirements of the window lettering code be clarified
      
    • Another restaurant (Oscar’s) used the same interpretation
      
    • Kenny’s interpretation of the code is consistent with not needing the variance
      
    • Ms. Porter asked about the level of opacity, Ms. Moran said that the opacity will only be at most 5 feet above street level
      
      • Ms. Porter shared feedback from last night’s dedham Sq. design guidelines meeting which emphasized transparency, the proposed plan will still have a majority of the window be transparent glass.
        
  • The proposal mural will not exceed 25% of the wall coverage, but exceeds the required proportions of 1 sq foot per linear foot because of the 2 story building
    
  • The proposed mural will go on what is currently a stucco wall
    
  • The mural will have no commercial message or purpose, but is just decorative
    
    • The proposed artwork is a recreation of artwork from the Society for the Prevention of Horse Thieves
      
    • Ms. Porter clarified that it is considered a sign, even though there are no words
      
  • Mr. Mammone asked how many square feet the mural will exceed the allowed proportion, Ms. Moran estimates about 70 feet but doesn’t have an exact figure with the current plans
    
    • Mr. Mammone is asked if the variance can be passed without an exact amount
      
    • Ms. Moran revised her estimate to be about 10 feet
      
  • Mr. Steeves asked for the request to be resubmitted after exact figures are clarified
    
  • Scott Steeves made a motion to table the issue until exact numbers can be provided, Jessica Porter seconded, the board passed
    
  • The board clarified that the design of the mural had been approved by DRAB
    

• Mr. Jacobsen moved to approve the minutes from the meeting of February 21, 2018, motion was seconded and approved by the board
  

• Mr. Nokes asked about the role of the board in clarifying the sign code, and board discussed that as long as Kenny says they don’t need a variance then the board does not need to do anything. Mr. McGrail is fine with only ruling on the mural at the next meeting and not revisiting the window lettering
  

• Mr. McGrail made motion to adjourn, was approved by all board members
  
  

Notes taken by Molly Uppenkamp
Notes reviewed by Heather Springer

Keywords:  Appeal, Horse Thieves Tavern, Abbott Road, Liberty Lane, Harding Terrace

Community Notes are not official minutes or transcriptions of a meeting. They are intended to provide summaries of discussion and actions taken at meetings. For official meeting minutes, visit the Town of Dedham’s website or contact the Town Clerk.

THANK YOU for helping with Transparent Dedham Community Notes Project! Please submit your notes to editorialteam@transparentdedham.org