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HomeMy WebLinkAbout2013-09-23 Community Planning and Development Commission MinutesTown of Reading all Meeting Minutes Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2013 -09 -23 Time: 7:30 PM Building: Reading Town Hall Address: 16 Lowell Street Purpose: General Business Attendees: Members - Present: Charlie Adams - Chair John Weston Nick Safina Dave Tuttle Jeff Hansen Members - Not Present: Others Present: Location: Board of Selectmen Room Jean Delios - Town Planner Diane Cohen - RHA Board Timothy J. Kelley - RHA Board Karen L. Flammla - RHA Board Keven Mulvey - RHA Board Lyn White - Executive Director, RHA Brad Latham - 643 Main Street Ted Moore - Johnson Woods Pat Mellon - Artis Don Feltman - Ards Marvin Kouki - 1102 Main Street Nancy Kouki - 1102 Main Street Mary (last name unknown) Minutes Respectfully Submitted By: Jessie Wilson, Staff Planner & Recording Secretary Topics of Discussion: There being a quorum the Chair called the meeting to order at 7:35 PM. Zoning Amendment Johnson Woods PUD -R — Continuation of Public Nearing for Zoning Amendment Ms. Wilson reminded the CPDC that this Is a continuation of a public hearing which was opened on August 26, 2013. The proponent was requesting a zoning map change to Include land Identified as Lot A Into the PUD -R zoning overly district. Based on concern and comment from the CPDC, the proponent had revised the request to include a new zoning overlay district Identified as the PUD -R -C. Town Counsel advised the CPDC to advertise for a new public hearing for the proposed PUD -R -C zoning overlay district and continue to the same date as the public hearing for the PUD -R. The reason is so that the CPDC may then Page I 1 Town of Reading - Meeting Minutes review the proposed amendments under the PUD -R -C and make a recommendation to Town Meeting. Mr. Latham requested this be withdrawn from the warrant. Mr. Tuttle moved the CPDC to close the Public Hearing for the PUD -R Zoning Amendment. Mr. Saflna seconded and the motion carried 5 -0 -0. Mr. Tuttle moved the CPDC to recommend the PUD -R Zoning Amendment for Subsequent Town Meeting. Mr. Salina seconded and discussion continued to ensure the motion was appropriate to withdraw the proposal from the warrant. Motion defeated 0 -0 -4. AUereVal of Minutes Mr. Adams tabled the minutes of September 9, 2013 to the next CPDC meeting. It was agreed to review the minutes electronically prior to the meeting. Ms. Delios told the CPDC that the Central Transportation Planning Staff (CTPS) has completed the report for the South Main Street "roadway diet" and that she will email it out for review /comment. Mr. Saflna asked if MassDOT Issued a new mandate to specifically look at non - vehicular modes of transportation. Planning Staff was unaware of such mandate. Mr. Hansen read the Public Hearing Legal Notice. Mr. Adams said he reviewed the memo from Town Counsel and asked what his changes entailed. Ms. Wilson told the CPDC that Town Counsel recommended minor language changes including adding the word "solely" as well as "satisfy dimensional requirements In" to the paragraph that is proposed to be inserted In the Section 4.9.2. The paragraph would then read "The Planned Unit Development Residential Corona District (PUD -R -C) Is an overlay district in a residential zone that abuts a PUD -R Overlay District and is intended to serve solely as a vegetated buffer and offset area to satisfy dimensional requirements in the PUD -R Overlay District ". Ms. Wilson also said that Town Counsel was confident that the proposed language would limit the use of the site while providing the vegetated buffer the proponent is requesting. Mr. Tuttle moved the CPDC to close the Public Hearing for the PUD -R -C Zoning Amendment. Mr. Hansen seconded and the motion carried 5 -0 -0. Mr. Tuttle moved the CPDC to recommend the PUD -R -C Zoning Amendment for Subsequent Town Meeting as amended. Mr. Safina seconded and the motion carried 5 -0 -0. Ms. Wilson told the CPDC that the owner of 1090 -1100 Main Street has presented a plan to combine the two lots so that they may meet the Special Permit criteria under Section 4.3.1.4 of the Reading Zoning Bylaw. The Town Engineer has presented a memo recommending endorsement of the plan. Mr. Latham added that they are proposing the ANR to do exactly that - combine the lots to create the minimum acreage requirement. Page 1 2 Town of Reading - Meeting Minutes Mr. Tuttle moved the CPDC to endorse the ANR Plan to combine the lots of 1090- 1100 Main Street. Mr. Safina seconded and the motion carried 5 -0 -0. Zoning Amendment Chapter 40A. Section 3 — Dover Amendment Mr. Hansen read the Public Hearing Legal Notice Ms. Dellos told the CPDC the warrant article before the Board is something that has been the topic of discussion for some time. The Issue of addressing exempt uses under Massachusetts General Law (MGL) Chapter 40A Section 3, or otherwise known as Dover Amendment Uses has been challenging for staff and the CPDC over the years. Although these uses cannot be prohibited from any zoning district, reasonable regulations for these uses may be Imposed including parking and dimensional controls. The issue of parking seems to generate the most concern and having a standard in the bylaw will make it easier for these uses to understand and interpret the bylaw. Mr. Adams said that he felt the goal was to establish benchmarks so that when Applicants for these types of uses come to the CPDC, they do not struggle with addressing parking Issues. He is concerned that the proposed formulas make It more difficult and require more parking than what has been required in the past. Mr. Weston pointed out that the regulations should not encourage or discourage these uses, but that their construction /development costs are better known with these standards /requirements In place. Mr. Tuttle added that the Idea is to get this information Into the table of parking requirements so that it is clear what Is required. The Information provided on existing churches specifically to parking works because many of these churches have creative ways to address parking, such as on- street, shared parking etc. The CPDC continued to discuss the Information provided and the numbers associated with existing churches. Mr. Tuttle reviewed the proposed requirements Included In the warrant. He suggested that CPDC consider a firmer requirement for full time staff (i.e. long term parking). Mr. Adams expressed concern that these requirements are creating too high a standard. Mr. Tuttle suggested they review the formulas. Mr. Weston pointed out that the existing requirements and parking provided for existing churches varies greatly. He suggested that the CPDC revert back to the 1 space per 300 square feet of gross floor area. That formula has been used in the past and It seems to make the most sense. Mr. Hansen asked If the CPDC has the statutory ability to Increase the parking If necessary. Ms. Dellos replied no. Mr. Adams replied he Is comfortable with establishing a higher standard if there is some flexibility. Mr. Safina replied that these uses have that flexibility because they are exempt from zoning. So If they needed more space to create parking, they could purchase more land to create parking. Ms. Dellos reminded the CPDC that the warrant for Town Meeting closes tomorrow and that they could take some time to think about the language. She noted that the final version will need to be supplied prior to the warrant going to print, but that the CPDC could continue the hearing to further discuss the Issue. However, she agreed that It may be easiest to solidify the 1 space per 300 gross floor area. The CPDC again reviewed the language proposed In the warrant article. Mr. Adams asked if there was a reason why the terms "faculty" and "employee" were used. Mr. Weston said it was likely a leftover from the two templates used. There was concern of dividing the parking requirements between kindergarten /nursery, elementary/middle school and high school. Mr. Tuttle felt it was more appropriate to have one requirement for nursery/kindergarten and elementary/middle schools and then a different requirement for high schools. It was agreed on the following formulas: Page 1 3 ,ma 1 Town of Reading - Meeting Minutes Nursery/Kindergarten /Elementary/ Middle Schools: 1 space per employee on the largest shift plus 1 space per 7 students. High School: 1 space per employee and 1 space per 3 students. It was also agreed to modify the parking requirements for churches to be 1 space per 300 grass square feet of Floor area. Ms. Wilson told the CPDC that Town Counsel had a concern over the height limitations; however, with the proposed table as presented, it has addressed his concerns. Mr. Adams opened the hearing for public comment. No comments were received. Mr. Tuttle moved the CPDC to close the Public Hearing for the proposed zoning amendment for exempt uses under MGL Chapter 40 A Section 3. Mr. Hansen seconded and the motion carried 5 -0 -0. Mr. Tuttle moved the CPDC to recommend to Town Meeting the proposed zoning bylaw amendments for exempt uses under MGL Chapter 40A Section 3 as amended. Mr. Weston seconded and the motion carried 5 -0 -0. Reading Housing enthor'w_ Discussion with CPDC for Artis Senior Livina Center Affordable Housing Buyout Mr. Adams said that this a joint meeting with the Reading Housing Authority (RHA) and they should call their meeting to order. Mary Connors, Chair of the RHA Board of Commissioners (RHA Board) called the meeting to order at 8:45PM. Mr. Adams reminded everyone that Artis Senior Living Center is proposing a development In town under Section 4.3.1.4 of the Reading Zoning Bylaw which requires 10% affordable units to be on -site or a payment in -lieu may be considered if approved by the RHA with Input from the CPDC. The RHA Board Is here tonight to gain Input from the CPDC If they are to accept a payment in -Ileu of providing affordable units on site. He mentioned that Lyn White, Executive Director of the RHA provided a letter explaining their methodology for determining the suggested payment In -Ileu of amount. Ms. White reviewed her letter to the CPDC on how the payment amount of $175,000 was established. Mr. Tuttle felt that the amount proposed is more than generous and recommended the CPDC accept it. Mr. Weston did want to clarify that the 64 -bed facility will not count towards the Town's total housing units until the census is updated. He felt there was some mis- representation of Information and although it will not count right away, this project will eventually count towards the total housing stock in Reading. Mr. Adams said that the bylaw was written with the 10% affordable requirement because at one time they saw a need. He felt that $175,000 is not a lot of money per unit. Mr. Weston added that the Mixed -Use Overlay District has a payment in -lieu of formula that calculates a payment for one unit at $48,000. This overlay district was previously approved by Town Meeting and can serve as a starting point. Mr. Weston suggested that an amount of $350,000 using this formula plus accounting for dollar escalation would be a reasonable amount for a project in Reading. Mr. Don Feltman, President of Ards told the CPDC that in previous correspondence a legal opinion was provided that these units would not count towards the annual housing stock In the US Census. He said there are many other towns around Boston which do not require an affordable component to these types of uses. The Issue, he said, In providing affordable Page 14 ,ouawe Town of Reading - Meeting Minutes units on -site is that most of their project costs are operating costs based on the services necessary to run the operation. He said they stand by the proposal for $175,000 and that Is all his Board has approved at this time. Mr. Adams acknowledged the project will be a great resource for Reading and would benefit from an affordable component. He asked Mr. Feltman what the cost or rent would be for a residence. Mr. Feltman replied that they are looking at $6,000 /month, however, there is a number of things they look at. For example, If a resident Is a veteran, they would receive support from the government. In addition, some of the costs may be tax deductible. Ms. White said It Is a good project that needs to be promoted. She pointed out that Mr. Hicks said the cost would vary based on each Individual's situation. Mr. Adams said the purpose of this meeting Is to provide some guidance on what the payment in -lieu of fee should be. Mr. Hansen said there may have been some concern that this would set a precedent, but that he does not think It will, given the upcoming Zoning Bylaw rewrite. It is a great project and the biggest challenge Is coming up with the correct number. Mr. Tuttle added that he wants to see Artis In Town and he feels their offer of $175,000 is more than enough. Mr. Safina asked If there was a buy -In fee. Mr. Feltman replied no. Mr. Safina expressed concern on how the money will be spent. He does not want to see the money used for more apartments In Town but rather a senior group home. Mr. Adams continued to discuss the amount of $175,000 and whether that is the right amount. He then asked whether Mr. Feltman could consider providing some affordable units on site or a combination of on -site units and a payment in -lieu. Mr. Feltman replied that it will be financially unfeasible to provide the units on -site as most of their cost come from care, not the real estate. Mr. Hansen asked If preference could be given to Reading residents. Mr. Feltman stated that such a preference could violate anti - discriminatory laws. However, Artis plans to conduct early advertising in Reading. Mr. Hansen asked if there is any Flexibility on how the payment could be made. Ms. Dellos replied that it Is a cash payment. Mr. Kelley said they are scheduled to go before the Zoning Board of Appeal and since the RHA Board Is In session they would like to vote on the matter this evening. Ms. Dellos wanted to clarify that In accordance with Section 4.3.1.4.k It does not specify where the funds are to go. She recommended they discuss that. A motion was made by Mr. Kelley: With regard to proposal by Artis Senior Living; Reading Housing Authority will accept payment In lieu under Town of Reading Zoning Bylaw Use Regulations 4.3.1.4.k In the amount of $175,000 to be paid to the Reading Affordable Housing Trust Fund. Motion was seconded by Mr. Kevin Mulvey and carried 5 -0 -0. Ms. Dellos told the CPDC that they have a draft contract with VHB, the Consultant selected for the project. The first Zoning Advisory Committee Meeting Is on 9/30 and Mr. George Katsoufls has put in his application for the ZAC. Ms. Wilson said she had prepared a "hlt -Ilst" of definitions for the CPDC to review. In addition, she emailed out Mr. Hansen's comments on the entire list of definitions. It was agreed that the "hit -list" of definitions be reviewed one last time Individually by the CPDC and then have the consultant tackle the list. Planning Updates Town of R"ding - Meating Mlnutp Ms. Dellos reported that the MF Charles Building project Is moving along and that the scaffolding will be down in a few weeks. Orange Leaf has submitted their building permit application and we expect the other tenants to follow. The Hot Spot space will be occupied by a new beauty boutique and will be opening soon. The former Jenny Boston space will be occupied by a new consignment shop, also to open soon. The site at 306 Main Street is slated for redevelopment by the owner of Pizza World. He hopes to construct a free - standing building and move his restaurant from his current location to 306 Main Street. The Applicant for 1 General Way has submitted some changes to the parking lot configuration which were previously approved by the CPDC a few months ago. Ms. Dellos displayed the proposed changed on the overhead projector. They claim that Market Basket had some Issues with the previously approved configuration and this design will give drivers a "clear shot" to Market Basket. Mr. Safina expressed concern with the new layout as It creates a travel lane with parking spaces directly off of it. He said It Is a dangerous situation and worse than for the existing layout. The CPDC agreed and told Ms. Dellos to follow up with the Applicant that this change is not acceptable. Ms. Wilson told the CPDC she will be sending out the most updated version of the Priority Mapping Project for another round of comments. Ms. Dellos said there are some staffing changes going before the BOS on Tuesday night which proposes some additional help within the Community Services Department. Adjournment On a motion by Mr. Safina, seconded by Mr. Tuttle, the CPDC voted to adjourn at 10:10 PM by a vote of 5 -0 -0. Page 1 6 1 . °'