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HomeMy WebLinkAbout2013-07-08 Community Planning and Development Commission MinutesTown of Reading 16 Lowell Street Reading, MA 01867 -2683 Phone: 781 - 942 -6612 Fax: 781 - 942 -9071 Email: jdelios @ci.reading.ma.us Community Planning and Development Commission CPDC MINUTES Meeting Dated July 8, 2013 Location: Selectmen's Meeting Room Time: 7:30 PM CPDC Members Present: Charlie Adams, Chair; John Weston, David Tuttle, Nick Safina, and Jeff Hansen Also Present: Jean Delios Town Planner /Community Services Director and Jessie Wilson, Staff Planner and Recording Secretary Others Present: Zachary Camenker, 85 Batchelor Road Joanne Senders, 98 Colonial Drive Gordon McIntosh, 14 Plymouth Road Nancy Docktor, 371 Pearl Street Tony DArezzo, 130 John Street Brad Latham, 643 Main Street Christopher Latham, 643 Main Street Sally Corss, 10 Willard Road Judy Heyward, 34 Towers Street, Hudson Ken Vining, Bear Hill Road Reginald Peters, 73 Baystate Road Saveno Fuland, 258 Main Street Eric Rubin Jeanne Allen, JMA Architects Dom Pedulla, JMA Architects There being a quorum the Chair called the meeting to order at 7:35 PM. Medical Marijuana Moratorium — Public Hearing for Zoning Amendment for Moratorium Mr. Hansen read the legal notice. Mr. Adams briefed the public on the public hearing process, noting that staff has prepared a presentation and then the CPDC will discuss the issue and then open up the hearing for public comment. Ms. Delios provided the CPDC with a presentation on the proposed Moratorium. She reminded the CPDC and the public that the Town attempted a complete ban on medical marijuana by not allowing the use in any zoning district. Town Meeting approved that zoning amendment at Subsequent Town Meeting in the fall of 2012. However, the Attorney General did not approve the zoning change noting that Towns cannot completely prohibit the use, but that they may develop regulations for medical marijuana treatment centers /register dispensaries. Page 1 of 6 CPDC Minutes of 7/8/2013 The proposed moratorium will be in effect until November 2014. During the moratorium period, the CPDC will work with Town Staff and Departments to address issues related to this use and develop a bylaw for this particular use. The state regulations were just issued so it will take some time to fully understand what all is involved in this use. Mr. Adams reiterated that Town Meeting approved the prohibition on the use, but that the AGs Office did not approve the Town's zoning change. As such, the CPDC is moving forward with a moratorium, which will give the CPDC the time needed to understand the state regulations and craft a bylaw consistent with those regulations. Mr. Adams opened up for public comment. Mr. Gorgon McIntosh, 14 Plymouth Rd, said he was not opposed to a dispensary in town, but applauded the CPDC for taking the time to plan for this type of use during the proposed moratorium period. Mr. Adams reminded the public that the moratorium still needs to be approved by Town Meeting. Mr. Stevens (last name not received), was concerned that the moratorium was a stalling tactic and it should be put back on the ballot. Mr. Tuttle replied that when Town Meeting approved the prohibition, the state law had just recently passed, but the regulations were not yet issued. Now that we have the regulations, the CPDC is recommending a moratorium which will give us time to plan for this type of use. Mr. Stevens wanted to know if the people of Reading can vote again for legalizing medical marijuana. Mr. Weston replied that the 60 -40 vote was the vote from the state ballot as to whether Massachusetts should legalize dispensaries. He felt it may come out differently now. Mr. Tuttle reminded him that the town cannot prohibit the use in Reading, even with home rule. Ms. Nancy Doctor, 371 Pearl St, asked if the CPDC will be reviewing the state guidelines for guidance in developing the bylaw for this use. Mr. Tuttle replied yes. Mr. Adams added that the Town is doing a comprehensive update to the zoning bylaw and this is one of many items to be addressed as part of that larger project. Mr. Bradley Latham, 643 Main Street, was not in favor of the language which appeared to prohibit non- profits from distributing educational material. Mr. Tuttle clarified that the medical marijuana treatment center /registered dispensary does have to be a non - profit, however, the regulations would not prohibit other non - profits from distributing material. Mr. Adams told the public that the CPDC received a letter from Reading Coalition Against Substance Abuse (RCASA) in support of the moratorium. Mr. Tuttle moved the CPDC to close the public hearing for the proposed zoning moratorium on medical marijuana. Mr. Weston seconded and the motion carried 5 -0 -0. Mr. Tuttle moved the CPDC to recommend the contents of the propose zoning amendment for inclusion on the warrant for subsequent Town Meeting. Mr. Hansen seconded and the motion carried 5 -0 -0. Page 2 of 6 CPDC Minutes of 7/8/2013 Mr. Adams told the public that there will be a series of workshops which will be over the next 18 months or so. They will be open to the public so it would be good to provide input during those meetings as well. 1090 -1100 Main Street, Artis Senior Living Center — Continuance of Public Hearing for Site Plan Review Mr. Brad Latham requested the CPDC continue the public hearing to July 22, 2013 so that the design team may have additional time to address all the concerns from CPDC. Mr. Tuttle moved the CPDC continue the public hearing for Site Plan Review of 1090 -1100 Main Street to July 22, 2013 at 8:30PM. Mr. Safina seconded and the motion carried 5 -0 -0. 1 General Way, Danis Properties — Minor Site Plan Review Mr. Adams reminded the CPDC that the Applicant was in a few weeks ago to provide the Board with a preliminary look at the proposed changes. Mr. Alan Roscoe, Engineer with Hancock Associates provided a summary of the proposed changes and also summarized the response to staff comments. In regards to the dumpsters: a total of 4 dumpsters will be used by the retail tenants and Market Basket has their own, existing trash compactor. Regarding wheel stops, they are being provided when there is less than a 6 -inch reveal which is primarily at the rear of the "mill" building. At the storefronts, raised curbs are provided. Mr. Weston expressed concern over this, noting that curbs and /or wheel stops did not prevent a car from going into Starbucks in early 2013. Mr. Roscoe replied that bollards could be added on a case -by -case basis. The issue is that they do not know exactly how the storefront systems will be designed as they are not tenanted as of yet. Ms. Delios asked if bollards would be installed by the landlord or the tenant and what would be the best way to address this. The CPDC and the Applicant discussed various ways to address the issue. Mr. Weston felt it would be prudent to address it this evening as they may not have to come back for any other approval. Mr. Roscoe continued to summarize the response to comments. In regards to landscaping, the islands will be landscaped in a similar fashion as the existing islands. No new lighting is proposed and the pole lights will simply be relocated. They are planning on adding wall packs to the rear of the "mill" building. As for designating the proposed employee spaces, Mr. Roscoe felt it was unnecessary to paint or sign the spaces. However, employees of the site will be requested to park there. In regards to signage, Mr. Weston was concerned with the directory sign near the Reading Athletic Club as it may present an issue with sight lines. Mr. Tuttle reminded the Applicant they are only allowed one directory sign as a multi- tenanted facility. Mr. Tuttle also asked what was the plan is for the fayade. The Applicant replied that the rear "mill" portion will be a new brick block wall and the front will replicate what already exists. Mr. Adams asked if there was any remaining historic value to the mill. Ms. Delios and Ms. Wilson replied no. The CPDC discussed the proposed access at the rear and whether that drive will be painted. Mr. Roscoe replied no, only the new parking spaces will be painted. It was suggested to install speed bumps; however, the Applicant felt it was unnecessary. Mr. Safina asked about the roof drainage and whether it will tie into the existing system. Mr. Roscoe replied yes, and they will be extending the drain to accommodate the new roofline. Page 3 of 6 CPDC Minutes of 7/8/2013 Mr. Roscoe reviewed the Town Engineer's comment regarding the traffic island. The concern was that the placement and shape presented an obstacle for the travel lane so it has since been re- designed to create a smoother transition. The CPDC then discussed the Town Engineer recommendation that the Applicant perform a traffic study, a requirement from the original Site Plan Review decision. Mr. Brad Latham told the CPDC that the Applicant would prefer to complete the study upon three months following 90% occupancy and eliminate the second criteria. Mr. Weston expressed concern that the warehouse space may sit empty and therefore the site would never reach 90% occupancy. The CPDC, Town Planner and Applicant discussed various alternatives to this condition. It was agreed that the traffic study would be performed three months after the occupancy of 200,000 square feet of retail space. It was further agreed that the Applicant would provide affidavits upon request for occupancy permits for each future retail tenant. The CPDC reviewed the draft decision and suggested changes based on the agreement for the traffic study. It was also agreed that he on -site directory signs will be reviewed and approved by the Town Planner. Mr. Tuttle moved the CPDC approve the Minor Site Plan Review Decision for 1 General Way as amended. Mr. Hansen seconded and the motion carried 5 -0 -0. Bear Hill Road — Approval Not required (ANR) Plan Mr. Ken Vining, representing the property owners described the proposed ANR Plan. The owners of 9 Kenneth Road and 19 Fairmount Road jointly own the wooded land behind their properties. The plan is to divide that lot and incorporate it into each of their respective lots. He noted that the Town Engineer supplied a memo recommending endorsement as an ANR. Mr. Tuttle moved the CPDC to endorse the ANR Plan for the property adjoining Second Street identified on the Plan entitled 19 Fairmount Road & 9 Kenneth Road. Mr. Safina seconded and the motion carried 5 -0 -0. Planning Updates & Other Business 258 Main Street Ms. Delios told the CPDC that this property is planned for redevelopment and the Applicant is here tonight to present the preliminary drawings. The former owner was unsure of what to do with the property and it underwent the demolition delay process. The delay has been released and now the new owners want to proceed with demolishing the building and constructing a two- story, mixed use development with parking underground. Mr. Christopher Latham added that the property is within a Business A zoning district with a portion of the rear within the 5 -15 residential zoning district. As Ms. Delios mentioned, the plan is to have mixed use, with retail and restaurant uses as well as office space. The second floor office space will be used by the owners. The plan was designed with the South Main Street Design Best Practices in mind as they are trying to minimize the parking in front and placing the building nearest to the street. The plan is to hire a Page 4 of 6 CPDC Minutes of 7/8/2013 landscape architect to develop a plan which will create a pedestrian friendly environment. The existing retaining wall is high and the challenge will be to design it so that it is more inviting to pedestrian. They will be removing some asphalt in the back of the property and introducing a groundwater recharge system. The building fagade will be a mix of materials with a stone base and cedar siding. Mr. Dominic Pedulla, project architect added that they want to recycle some of the components of the existing building into the new structure. The building will face south as it seems to be most visible from the south. Cedar and hardiplank will be used and stone will be used for the base. Mr. Tuttle was pleased with the design and said the design was reminiscent of 580 Main Street. He felt the layout of the cedar siding should be vertical to work better with the window layout. However, he said it is difficult to understand the scale of the building and how it would be accessible from Main Street. Mr. Jack Sullivan, of Sullivan Engineering replied that there will be a central door in the front and they will have to work out some design for stairs to access that door. An access permit will be required from Massdot. Drainage is designed to keep stormwater away from Main Street. The project team did meet with the Development Review Team this afternoon and a comment was made about the location and placement of the dumpster. Mr. Sullivan said they are going to re- evaluate this to see if there are any other alternatives. Mr. Safina told the Applicant to use the space to engage the pedestrians. If access becomes too challenging, think of using that for restaurant space. Mr. Weston added that the design, while not typical of New England, is nicely done. Other Perfecto's — The Conservation Administrator has again requested the means and methods statement for removing the foundation wall. In addition, the gas company will take 8 -10 weeks to cut and cap the utility. Zoning RFP — The RFP will be advertised next Monday in accordance with Chapter 30B procurement. In addition, the Town Manager will be involved in the selection of the Zoning Advisory Committee. The CPDC reviewed the latest draft of the RFP and provided some additional input. Ms. Delios also told the CPDC that Planning Staff is working with MAPC to develop a bike and pedestrian plan and she is also working on some goals established by the BOS and Town Manager. Calareso's — The owner of Calareso's Farm Stand came in the other day to talk about a changeable message board. They understand the Town will be updating the bylaw and this was something they want us to consider. Unfortunately, they are limited to what the current zoning allows and we also tried to offer creative solutions. Ms. Delios also mentioned the Retail Visioning Program from the EDC and encouraged them to apply. Ms. Wilson reminded the CPDC of next week's workshop meeting and the Building Facade and Signage Improvement (BFSI) Committee meeting. Page 5 of 6 CPDC Minutes of 7/8/2013 Approval of Minutes Mr. Adams tabled the approval of the June 10, 2013 and June 24, 20134 minutes to the next meeting. Adjournment On a motion by Mr. Tuttle, seconded by Mr. Hansen, the CPDC voted to adjourn at 10:30 PM by a vote of 5 -0 -0. Respectfully Submitted, Jessie Wilson Recording Secretary Page 6 of 6