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HomeMy WebLinkAbout2011-11-07 Community Planning and Development Commission MinutesTown of Reading `I- IV D 16 Lowell Street TOWN.' q WN CLERK Reading, MA 01 867 -2683 READING, M A� S S . Phone: 781 -942 -6612 Fax: 781- 942 -9071 2011 _ 5 P 12: 3 ) Email: jdelios @ci.reading.ma.us i DEC li Community Planning and Development Commission CPDC MINUTES Meeting Dated: November 7, 2011 Location: Selectmen's Meeting Room Time: 7:30 PM Members Present: John Weston, Chair; Secretary; Nicholas Safina; David Tuttle; and Charles Adams Also Present: Jean Delios, Town Planner; Jessie Wilson, Staff Planner and Recording Secretary Brad Latham, Latham Law Offices Christopher Latham, Latham Law Offices Jim Velleco, Grazado Velleco Architects Bill Bergeron, Hayes Engineering Ted Moore, Johnson Woods Realty Corp. Bill Johnson, Pierce Street Bob Gargano, Little Harbor Construction Trina Bertolino, 122 Johnson Woods Drive Darcy Hibereth, 20 Pierce Street There being a quorum the Chair called the meeting to order at 7:40 PM. Public Hearing — Planned Unit Development, Johnson Woods Phase II The Chair opened the public hearing for Johnson Woods Phase Il. Mr. Adams read the legal notice. Ms. Delios explained that Johnson Woods Phase II is independent of Phase I and is considered a standalone project for the purposes of the Special Permit. The density requirements are slightly different from Phase I because the Phase II site is within 300 -feet of the PUD overlay boundary which is also the Town Line. Ms. Delios also verified that the Phase II will meet the density requirements and that the Site Plan Approval for Phase I had no conditions regarding Phase II. Mr. Brad Latham was present and represented the applicant. He provided an introduction and presentation of the proposed project including a history of the site as well as the zoning history. He mentioned that the seven year restriction on residential development established in 2003 has since expired and the proposed development is now allowed. He explained that deadline for the Board to make a determination concerning the Preliminary Plan is November 7, 2011. The applicant has granted the Board an extension of time to act on the proposal. Mr. Brad Latham provided the signed document from the applicant which will grant the Board an extension to December 25, 2011. Mr. Bergeron, from Hayes Engineering, was introduced and summarized the proposed utility improvements. Taylor Lane has been renamed to Taylor Drive and has been extended 900 -feet from Phase I. There are no wetland impacts as a result of the proposed construction and the plans do identify Page 1 of 4 CPDC Minutes of 11/7/2011 areas for vegetation protection. The traffic analysis completed indicates that the intersection of Johnson Woods Drive and West Street will operate at a Level of Service (LOS) A and B for both the AM and PM peak hours. Trash will be collected in each of the 3 -story buildings which will then be hauled by the condominium employees to designated trash areas on collection day. Mr. Bergeron verified that the site will provide 50% open space which is above the required 25% and 17% recreation space which is above the required 15 %. Mr. Brad Latham brought forth copies of the Fiscal Analysis which was completed by a third party Mr. Velleco, from Grazado Velleco Architects, was introduced and provided a summary on the overall site development concept and architectural elements. The topography was the guiding factor in regards to building location the buildings are proposed in a way that attempts to blend with the topography. A major goal is to protect and retain as many existing trees as possible. He explained that additional stone retaining walls will be added where feasible to reduce the amount of grading to save as many trees as possible. He verified that all the height and set -back requirements of the PUD -R overlay district are met by the proposed design. The proposed trail system will connect into the existing Phase I trail system and carry into the Town's open space land just north of the site. Mr. Brad Latham concluded the presentation and invited questions from the Board. Mr. Tuttle asked if there will be a single condo association and if the roadways and driveways are under a single management. Mr. Brad Latham verified there will be a single condo association and the budget for the association is based on the type of building. The roadways and driveways will be maintained by the condo association. There was a discussion regarding the existing utility agreements and whether they are adequate for what is proposed. The applicant has been requested to submit additional material to verify the utilities are adequate. Mr. Adams questioned the timeline for construction of the remaining structures in Phase I. Mr. Moore, with Johnson Woods Realty Corp. indicated that it is based on market need. Mr. Weston questioned the Fiscal Analysis regarding the number projected for school children. He requested an addendum to the analysis for the school children data. The Board had additional questions regarding the affordable units. The applicant indicated the affordability restriction will conform to DHCD standards and will be in perpetuity. It will be handled similarly as in Phase 1. The Board requested additional information regarding the affordable units. Mr. Weston had a concern regarding the traffic study as the data used was from 2002 and the study was limited to the Johnson Woods /West Street intersection. Mr. Bergeron responded that they did not think it was necessary to complete a study on an area already being addressed by the West Street Reconstruction project and that the traffic study was very conservative. Ms. Delios.wanted to know the plan for the single family house. Mr. Velleco responded that the single family unit will be designed as a "Unit B" type which is essentially a standalone townhouse. Mr. Weston questioned the parking situation and suggested revisiting the number of handicap spaces provided. Mr. Bergeron indicated that the handicap Page 2 of 4 CPDC Minutes of 11/7/2011 spaces will likely be located in the underground parking and will be assigned, along with all spaces, by the condo association. Mr. Tuttle moved the CPDC to continue the Public Hearing until the November 28, 2011 CDPC Meeting at 8:15pm. Mr. Adams seconded and the motion passed 4 -0 -0. Request to Approve Traffic Memorandum— 39 Walkers Brook Drive The applicant, represented by attorney Mr. Chris Latham explained that a traffic study was completed in 2010 to satisfy a condition in the Final Site Plan Approval for 39 Walkers Brook Drive which was issued on March 12, 2007. The After Occupancy Condition #6 required a -traffic study to be completed to determine if the Walkers Brook Drive and New Crossing Road signals need to be optimized based on future traffic volumes. The study was completed in 2010 and concluded traffic volumes are lower than anticipated and that no additional improvements are warranted. Mr. Zambouras, the Town Engineer concurred with this determination and that Condition #6 for After Occupancy has been satisfied. On a motion by Mr. Tuttle, seconded by Mr. Adams, the CDPC voted to have the Town Engineer provide notice of no action required as requested by the applicant. The motion carried 4 -0 -0. Request for a Minor Modification to a Site Plan Review Decision —10 Pierce Street The applicant, Bill Johnson was present and brought forth updated site plans identifying the modifications to the design. Mr. Weston questioned the applicant if the footprint of the new design is the same as the previous design and it was verified from Mr. Johnson that the footprint is the same. Mr. Johnson indicated that some of the changes included more defined corner boards, changes to the entrance doors to the roof deck, as well as some interior changes. The interior changes include minimization of the bathroom space, increased closet space and a more practical stairwell leading to the second level. The units will be constructed with firewalls. Some reclaimed materials from the previous building will be incorporated into the new construction. Hardi plank is proposed for the exterior material and the applicant intends to present this to the Historical Commission. Mr. Weston requested the Historical Commission review the proposal for the use of hardi plank prior to issuing a decision. Ms. Delios asked if there will be a dimmer on the cupola. Mr. Johnson indicated that there will be a dimmer. Mr. Safina suggested that snow guards be placed on the roof. Mr. Tuttle suggested the applicant return to the CDPC meeting on November 28, 2011. Mr. Johnson provided the Board with documentation from the neighbors for approval of the new design and agreed to come back to the CDPC at the next meeting. Town Planner Updates — Town Meeting Review Article 21 and 22 Ms. Delios summarized the changes to the ZBL that will be presented at Town Meeting. Article 21 represents the proposed changes to Section 4.8, the Aquifer Protection District and Article 22 represents Page 3 of 4 CPDC Minutes of 11/7/2011 the proposed changes to Section 6.2, Signs. Ms. Delios mentioned that the EDC may want to comment on the proposed changes to the Sign by -laws. Updates and Other Business Ms. Delios provided an update on the Oaktree Development. The building permit has not been issued but they are moving along with the process. She has been in discussion with the developer on how to handle the delivery of the modular units, specifically minimizing the impact to adjacent business owners during the holiday season. Some units will be placed from the rear of the property, reducing the impact to Haven Street activity. Adjournment On a motion by Mr. Tuttle, seconded by Mr. Adams, the CPDC voted to adjourn at 10:30 PM by a vote of 4 -0 -0. Respectfully Submitted, Jessie Wilson Recording Secretary Page 4 of 4