Zoning board approves narrower driveway separation at 16 Andrew Street

The Zoning Board of Appeals approved a variance allowing two driveway cuts on Andrew Street with a centerline separation of 69.34 feet, instead of the 100 feet required by Article 3, Section 12.3(h) of the city zoning regulations.

Attorney James Iogus, representing applicant 16 Andrew Street LLC, told the board that the owner previously received a series of variances and a zone change that merged an adjacent residential parcel into the industrial lot. That merge eliminated an earlier residential curb cut and left the rear parcel without a practicable interior access, he said. "So what we're asking for is 2 driveway cuts within 100 feet on Andrew Street," Iogus said, arguing the site’s steep topography prevents access between lots and makes the Andrew Street cut necessary to use the rear parcel.

The board focused on two practical issues: the slope behind the building and the safety and spacing of curb cuts near the intersection. Commissioners reviewed an engineering/topographic drawing showing roughly a 7-foot rise over 25 feet (about a 3:1 slope) on the east side of the building, and several said that grade makes inter-lot access impractical. Some commissioners observed on a site visit that vehicles could reach the rear lot through an existing curb cut, but others questioned the safety of routing vehicles through a narrow 10-foot opening adjacent to the sidewalk.

City Planner Robert Flanagan and the applicant’s attorney said a site-plan and special-permit review are being processed to address landscaping, fencing and vehicle setbacks; those measures, they said, would reduce the number of on-street or corner parking spaces available to the business. Flanagan also summarized the permitting history: variances granted in 2021, a subsequent zone change, a wetlands re-mapping that removed a wetlands requirement, and a recorded merger deed dated 09/23/25. Flanagan said some site work occurred before all mapping and permits had been recorded, prompting enforcement attention that is now being resolved through the current applications.

Zoning enforcement officer Pete told the board that two citations issued when the parcels were separate were reviewed at a 12/18/2025 appeal hearing and were waived by citation appeals officer William Chirillo because the owner had been working toward compliance with the building department. "The appellants have been working on issues on his property to come into compliance with the building department. Therefore, the hearing officer has waived these tickets," Pete said.

During public comment, resident Joe Colleda said he had observed a large number of cars on the property and asked whether reduced setbacks would increase congestion. The attorney said moving cars back from the Frederick Street setback and removing that apron would reduce some on-street parking near the corner and that the special-permit/site-plan process could include a limit on the number of vehicles permitted on site to make enforcement straightforward.

After closing the public hearing, a commissioner moved to grant Application 38.27, asking to reduce the 100-foot centerline separation between driveway cuts to 69.34 feet for 16 Andrew Street; the motion was seconded and the board voted in favor. The chair stated that approvals are to be made in accordance with the maps and plans submitted with the application and noted the removal of the Frederick Street curb cut would be part of the configuration discussed in the hearing.

The approval lets the applicant restore an Andrew Street curb cut to serve a rear lot that, the applicant and several commissioners said, would otherwise be difficult to access because of the site’s grade and the building’s configuration. The board and city staff also emphasized the ongoing site-plan and permitting process, indicating landscaping, parking layout and permit conditions will be used to address safety and neighborhood impacts.

The board then approved minutes from its prior meeting and adjourned; the planner noted another application for a single-family house may appear on next month’s agenda.