3 Mann Street (ZB-2026-061)

At a glance

Based on auto-generated captions plus the posted agenda; names, figures and vote tallies may be misheard.

What: Zoning Board of Appeals petition ZB-2026-061 for 3 Mann Street, to divide the parcel and build a two-family dwelling on a new lot.
Where it stands: approved 4-0 by the Zoning Board of Appeals on 2026-07-20 (three variances; per auto-captions). The Conservation Commission issued an order of conditions 3-0 on 2026-09-14.
Next: the Planning Board approved the definitive frontage subdivision 4-0 on 2026-08-05; still to resolve is the 24-foot drive aisle on the south parking area.

Petitioner: Daniel Rameika, Jr.
Present use: multi-family low-rise dwelling with associated parking.
Zone: split-zoned BL-1.0 (Business, Limited) and BG-4.0 (Business, General); partially in the Floodplain Overlay District.
Purpose: divide the parcel to build a two-family dwelling on Lot 2, create additional parking for the existing structure on Lot 1, and make associated site improvements.

Lot 1 (existing) Variance: minimum frontage for a residential use in BL-1.0 (Art. IV, Sec. 4, Table 4.2).
Lot 1 (existing) Variance: minimum side yard setback for a residential use in BL-1.0.
Lot 2 (proposed) Variance: minimum frontage for a residential use in BL-1.0.

Only four members could vote: Lawrence Abramoff apparently stepped aside as an abutter and Matthew Sacco had dropped offline. The chair offered a continuance (the Mullins rule lets absent members review the video), but the applicant chose to proceed.
Presented by Donald O'Neil with an engineer (captioned Graves Engineering): a lot of 18,993 sq ft (5,000 required) with a four-unit building; divide it and build a three-story, two-family building with garage parking on a new lot, outside the flood area.
Relief: lot 1, 79.8 ft of frontage relief from 160 ft and a 5.7 ft side-yard variance; lot 2, 20.2 ft of frontage relief from 80 ft.
Staff (Michelle M. Smith): by-right use is only an accessory unit or commercial uses; staff suggested moving the lot line 5.7 ft to avoid the side-yard variance and warned the south parking needs a 24-foot aisle (shift 2 ft) before approval. The applicant rejected removing the turnaround.
Still needed: Planning Board frontage subdivision (already filed) and Conservation Commission approval.
Board comments: good use of land, cohesive design. Waivers: two, granted. Vote: 4-0.

About 34 minutes across 3 meetings (from transcript timestamps; approximate).

2026-09-14 - Conservation Commission - Conservation Commission hearing: renovation of the four-unit building plus a new duplex; about three quarters of the lot is bordering land subject to flooding. Engineer (captioned Graves Engineering) offered a confirmatory test pit for the second infiltration system; staff noted under a foot of separation to groundwater at the bioretention basin. Order of conditions issued 3-0 (condition 27: test pit data; certified as-built showing compensatory storage).
2026-08-24 - Conservation Commission - Conservation hearing postponed 3-0 to Sept 14; constructive grant deadline extended to Oct 6.
2026-08-05 - Planning Board - Definitive frontage subdivision hearing: Donald O'Neil described 59.2 ft of frontage for the new two-family lot and 80.2 ft for the existing multifamily; plenty of parking and two curb cuts. Staff (Stephen Cary) added a new address (1 Mann Street) and a street tree condition; subdivision rule waivers requested. Hearing closed and plan approved 4-0; no public comment.
2026-07-20 - Zoning Board of Appeals - Public hearing with a four-member board. Variances (lot 1 frontage 79.8 ft and side yard 5.7 ft; lot 2 frontage 20.2 ft) approved 4-0 with waivers. Public hearing deadline was 9/2/2026.