THE EVERETT ADVOCATE – FRiDAy, MAy 15, 2020 Page 19 ~ LEGAL NOTICE ~ CITY OF EVERETT BOARD OF APPEALS 484 BROADWAY EVERETT, MASSACHUSETTS 02149 (617) 381-7445 To Whom It May Concern: This notice is to inform you that a public hearing will be held on Monday, June 1, 2020 at 7:00 PM in regards to an application for zoning relief. In response to Governor Baker’s declaration of a public health emergency and the related Emergency Executive Order dated March 12, 2020, the Zoning Board of Appeals shall be meeting remotely until further notice. The audioconferencing application Zoom will be used for this purpose. An online link and telephone access number will be provided on all meeting agendas and also on the Board’s website. This application will permit the public to access and participate in future Board meetings and hearings. Instructions for joining meetings in this manner will be provided on the City and City Clerk’s website. In addition, Everett Community TV (ECTV) may provide coverage of these meetings. We extend our thanks for your understanding and participation in this manner, which is intended to keep members of the Board and the public safe. Whereas a petition has been presented by: Property Address: 65 Norman Street, Everett, MA 02149 Map/Parcel: G0-01-000267 Person Requesting: Daniel Lee Lennar Multifamily Communities, LLC 99 Summer Street, Suite 701 Boston, MA 02110 PROJECT PROPOSAL Remove all existing structures and construct a new building with 396 residential apartments and up to 1,500 sf of commercial space. The apartment community is proposed to consist of four stories of wood frame over two stories of podium style parking. The property is within the Riverfront Overlay zoning district containing 246,663 sf (5.66 acres). The Project will provide approximately 500 parking spaces and, if the reserve parking area is constructed, up to 545 parking spaces. Plans and documents submitted as follows: 1. Application for building permit; 2. Applications for sign permits (one for each building sign and one for the monument sign); 3. Civil Plans prepared by Bohler dated March 13, 2020 (Sheets C-1 to C-2); 4. Setback Exhibits prepared by Bohler dated March 13, 2020 (Sheets EXH-1 to EXH-2); 5. Architectural Plans prepared by The Architectural Team dated March 10, 2020 (Sheets T0.01 to A5.01); and 6. Landscaping Plans prepared by Verdant Landscape Architecture dated March 10, 2020 (Sheet L1); and 7. Signage Plans prepared by Natural Graphics Inc. dated March 12, 2020 (Sheets 01 to 04). Reason for Denial: Permit was denied in accordance to the City of Everett Zoning Ordinance Appendix A as follows: Special Permit 1. Section 26(c)(6) – Floor Area Ratio: Section 26(c)(6) provides that the floor area ratio (“FAR”) of a project shall not exceed 2.25, except by grant of a special permit from the Zoning Board. A special permit may allow for a maximum FAR of 4.0. As shown on the Zoning Analysis Table on Sheet No. C-1, Overall Site Plan, the Project includes a proposed FAR of approximately 2.5. Variances 1. Section 17(I)—Parking Space Dimensions: Section 17(I) requires parking spaces be not less than nine (9) ft. in height and eighteen (18) ft. in length. As shown on Sheet A1.01, Overall Floorplan Level 1, and Sheet A1.02, Overall Floorplan Level 2. A variance is required for one hundred (100) parking spaces designed to be compact parking spaces (8 ft. wide x 17 ft. deep). 2. Section 17(I)—Curb Cut Width: Section 17(I) states that no driveway or curb cut shall exceed thirty (30) ft. in width. As shown on Sheet No. C-1, there is an existing curb cut that is 40.9’ in width and an existing curb cut that is 45.6’ in width. These curb cuts may be modified during the Project construction. 3. Section 17(L)—Screening of Parking Area: Section 17(L) provides that a wall, barrier, or fence of uniform appearance at least five (5) ft. high, but no more than six (6) ft. above finish grade, or above roof level is required to protect abutting properties from headlight glare from a parking lot. Such wall, barrier or fence may be opaque or perforated, provided that no more than fifty percent (50%) of the face is open. Detail 30 on Plan Sheet No. A5.01 shows a screening wall in the parking garage that is 3.5 ft. in height. While some areas of the wall are more than 50% open, on average, the wall is less than 50% open. 4. Section 26(c)(2)—Front Yard Setback: Sections 26(c)(2) requires a minimum front yard setback of ten (10) feet. As shown on Setback Exhibits Sheets No. EXH-1 and EXH-2, the proposed building’s canopy encroaches 4.9’ and projecting sign encroaches 2.0’ into the front yard setback requiring variances for those dimensions. 5. Section 26(c)(5)—Height of Building: Sections 26(c)(5) limits the height of a building to sixty-five (65) ft. with a maximum of five (5) stories. As shown on Plan Sheets No. A4.01 and A4.02, Building Elevations, the proposed building height is 70’ and six (6) stories. The proposal requires a height variance of 5’ and a variance for one story. 6. Section 26(d)(2) and 26(d)(3)—Landscape Buffer (Rear Yard): Section 26(d)(2) requires an area of landscaping ten (10) ft. in depth as measured from the rear lot line toward the front of the lot provided in accordance with Section 20(c)(3), or a substantial opaque fence six (6) ft. in height in the rear yard. Section 26(d) (3) requires all landscaping areas consist of trees or shrubs at least three (3) ft. in height when planted covering at least sixty percent (60%) of the landscaping area with the remaining forty percent (40%) planted at any height. As shown on Sheet No. C-1, Overall Site Plan and the Landscape Plan, the Project does not include the required ten (10) ft. landscaping area across the full width of the rear yard or a substantial opaque fence six (6) ft. in height in the rear yard. 7. Section 26(e)(2) and 17(A)(2)—Number of Parking Spaces (Multifamily Dwellings): Section 26(e)(2) and Section 17(A)(2) require two (2) parking spaces per dwelling unit for multifamily dwellings. As shown on the Zoning Analysis Table on Sheet No. C-1, Overall Site Plan, the Project’s residential units would require 792 parking spaces and the Project includes 500 parking spaces for a proposed parking ratio of 1.26 parking spaces per residential unit. The proposal requires a parking variance for 292 spaces. 8. Section 26(e)(2) and 17(A)(5)—Number of Parking Spaces (Restaurant Uses): As shown on the Zoning Analysis Table on Sheet No. C-1, Overall Site Plan, the Project is designed to include ground floor commercial space in the southwest corner of the building, which may be a restaurant use. The parking ratio for restaurant use is one (1) parking space for every four (4) seats in a restaurant. As shown on the Zoning Analysis Table on Sheet No. C-1, Overall Site Plan, a restaurant area in this space will require 13 additional parking spaces that will not be provided on site. The proposal requires a parking variance for 13 spaces associated with the restaurant. 9. Section 26(f)(1)—Wall Sign Area: Section 26(f)(1) limits the area of any single wall sign to fifty (50) square feet and the total area of all wall signs to one hundred fifty (150) feet in area. As shown on Plan Sheets Nos. 01, 02 and 04 of the Signage Plans, the proposed blade sign together with the placeholder “retail” wall sign and the canopy sign provide a total of 236 sf of wall sign which requires a variance of 86 sf. 10. Section 26(f)(2)—Free Standing Sign Area: Section 26(f)(2) limits the total area of all free-standing signs identifying on-site tenants to fifty (50) feet in area. As shown on Plan Sheets No. 03 of the Signage Plans, the proposed two-sided monument sign provides a total free-standing sign area of 166 sf requiring a variance of 116 sf. 11. Section 28(4)—Land Disturbance Permit: Section 28(4) provides that no person shall perform any activity that results in disturbance of an acre or more of land unless granted a Land Disturbance Permit by the Zoning Board. In consultation with City planning staff and as recommended by the Planning Board, it was determined that LMC should request a variance from this provision as the Project is subject to the provisions of Chapter 15 and 15A of the General Ordinance. 12. Section 29(4)—Stormwater Management Permit: Section 29(4) provides that no person shall alter the drainage characteristics of an acre or more of land unless granted a permit by the Zoning Board. In consultation with City planning staff and as recommended by the Planning Board, it was determined that LMC should request a variance from this provision as the Project is subject to the provisions of Chapter 15 and 15A of the General Ordinance. Mary Gerace - Chairman Roberta Suppa - Clerk Board of Appeals May 15 & 22, 2020
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