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HomeMy WebLinkAbout2013-08-12 Community Planning and Development Commission Minuteso,6N OF RFgO' He c co ,S`I9• INC00.P0PPR Town of Reading ItEGEIVE0 16 Lowell Street OWN CLERK Reading, MA 01867 -2683 ADING. Mass. Phone: 781 -sae 12 1013 OCT 2 4Z Fax ]81 -%2- M O 21 P Emdl: jddh.a , .ft,me..s Community Planning and Development Commission CPDC MINUTES Meeting Dated August 12, 2013 Location: Selectmen's Meeting Room Time: 7:30 PM CPDC Members Present: Charlie Adams, John Weston, 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 Bradley Latham, 643 Main Street Ted Moore, Johnson Woods Development Jim Velleco, Velleco Architects Marwan and Nancy Kouki, 1102 Main Street Chris Laspina, 1082 Main Street Meghan Young, 40 Oak Street Tony D'Arezzo, 130 John Street Bo Garrison, 1 I laden Terrance Aurianne Lopatka, 64 Ashley Place Debra and Lee Josephson, 139 Oak Street Amy Hennessy, 7 Pine Ridge Road There being a quorum the Chair called the meeting to order at 7:35 PM. 1090 1100 Main Street Ards Senior Living Center — Continuance of Public Hearing for Site Plan Review Ms. Delius told the CPDC the Applicant had provided revised plans including a red -lined plan which identifies all the changes/revisions. The Planning Staff and the Town Engineer met to review the plans. It was determined that 7 items were outstanding and should be addressed before closing the public hearing and rendering Site Plan Review Decision. A draft decision was prepared. 1. Traffic —Ms. Delius explained that additional information was requested. 2. Affordable Housing — Although this is a component of the Zoning Board of Appeals Special Permit, there has been very little discussion of how the owner is going to address this requirement. Ms. Delius recommended that the CPDC obtain additional information from the Applicant to have a better indication on how this requirement will be met. 3. Permit from MassDOT — The Applicant has indicated this approval cannot be obtained from MassDOT until local approval has been granted. This can be conditioned in the Site Plan Review Decision and they will be required to return should MassDOT require an alternative design. Page 1 of 7 CPDC Minutes of 8/1212013 4. Roof Plan — This plan has not been supplied and it is unknown if there will be impact to the adjacent residential abutters by the placement of rooftop mechanicals. It is recommended that a roof plan be supplied to fully understand how the units would be screened and noise mitigated. 5. Fagade Color — This can be conditioned in the Site Plan Review Decision. The Applicant should provide a pamone chart or indicate more descriptively what the proposed fa*c colors are to be. 6. Fencing — Ms. Delius recommends the gap in fencing on the southerly side of the site be eliminated and the fence be continuous. This can also be conditioned in the Site Plan Review Decision. 7. Loading Space — After a review of the revised plans, it seems more suitable to move the loading zone easterly to meet the radius of the curb. This will eliminate any conflict with the dumpster and handicap space. Attorney Brad Latham, presented a summary of the changes. In regards to the issue of parking, he noted the Zoning Bylaw requires 22 spaces and the plan provides a total of 37 spaces. Additional information was submitted for the Sunrise facilities. Mr. Latham also presented information from other communities around the country and felt that Antis had provided more than what was required. In regards to the Affordable Housing, he said that the Zoning Board of Appeals and the Reading Housing Authority (RHA) have jurisdiction. Due to the complex nature of this issue, Mr. Latham requested that the CPDC not hold up the issuance of the Site Plan Review Decision for this item. In regards to the fence, Antis can accommodate the request to eliminate the gap and continue the fence along the southern property line. As for MassDOT, Mr. Latham also requested the CPDC condition the Site plan Review Approval so that Antis may secure the permit after the decision is rendered. As for the loading space, they can also accommodate that request for it to be shifted easterly. Mr. Adams responded to the Applicant that the CPDC was looking for additional evidence that the parking is sufficient for this particular location. It would be helpful to get information on other facilities Antis owns /runs. Mr. Jay Hicks of Antis, replied that they have a standard building with parking and that this site exceeds that standard. He noted it would not be in Antis best interest to have a shortage of parking and they feel confident they have proposed enough spaces. Mr. Adams noted that the peak demand appears to be 22 when there is a shift change or when employees come to work and leave. This would only leave 13 spaces. Mr. Weston added that providing documentation on a proposed facility, of a different type, in a different location is not acceptable for comparison. We need to understand what the maximum need is for parking. In regards to the Affordable Housing, Mr. Adams acknowledged it is a complex issue but also noted that the CPDC has no understanding on what Antis plans to do to address this requirement. Mr. Weston said that they want to understand what they plan to do, even if they are going to get a variance. If units are to be provided on -site, there are certain requirements that must be met in regards to location and placement of the units which must be reflected on the site plan. Ms. Delios added that if a payment -in- lieu -of is provided, there must be discussion on what that payment number is as well as other details such as who receives the money. Mr. Latham replied that it would likely be paid to the Reading Affordable Housing Trust or to the RHA. Ms. Delios said that it may not be in the best interest to go to the RHA since they are not interested in developing housing. She also added that the Affordable Housing Trust may be Page 2 of 7 CPDC Minutes of &/M2013 amended in the near future to conform to the state's provision for Affordable Housing Trusts. Mr. Weston pointed out that the Special Permit requires the RHA to work with the CPDC to gain input on the affordable housing component. He suggested a condition be included in the decision so that this is not overlooked. Ms. Delius recommended that it be conditioned as a joint meeting with the RHA and CPDC. Mr. Latham requested that the decision not include that requirement as it could be problematic to his client. Mr. Adams directed the conversation to the issue relating the MassDOT permit. Mr. Peter Ogren, of Hayes Engineering told the CPDC that MassDOT wants local approval before they issue the permit. Mr. Weston replied that the radiuses are not what MassDOT requires and it is likely the entrances will need to be redesigned. Mr. George Zambouras, Town Engineer said it may be possible to re- configure the radiuses without affecting the parking. However, if MassDOT does require any changes, they will have to come back to CPDC for modification approval. Mr. Latham provided the CPDC with a rendering of the rear of the building where he noted the mechanical units will be located. Mr. Adams asked if there was an actual roof plan prepared. Mr. Hicks said that the plan as not yet been developed. Mr. Adams replied that the CPDC will want to understand what the plan is for the mechanical units. He also noted the same with the fencing issue. The discussion turned to the issue with the fire lane. Mr. Adams expressed concern that other alternatives have not been considered for the front area of the building and how to utilize that space. He believed that the fire lane and parking lot area could be combined and better utilized so that there is a more suitable fire lane and some additional opportunity for parking. Mr. Hicks agreed to have the engineers look at that. Mr. Adams opened the hearing for public comment. No comments were received. He summarized the items still outstanding which include: 1. Affordable Housing — want to better understand the progress on this issue. 2. MassDOT — this will be conditioned into the Site Plan Review decision and it will be up to the Applicant to return for modification approval should MassDOT require any changes. 3. Roof Plan — more details on what that is going to look like, the screening and how noise will be mitigated. 4. Fencing — Plan updated to reflect a continual fence on the southern side. 5. Facade— Additional detail on the facade color. 6. Loading Space — Shift the loading space easterly to avoid conflict with the handicap ramp and dumpster. Mr. Weston moved the CPDC to continue the Public Hearing for 1090 -1100 Main Street, Artis Senior Living to August 26, 2013 at 8PM. Mr. Hansen seconded and the motion carried 4 -0 -0. Zoning Amendment Oft Premises Signs — Public Hearine for Zoning Amendment Mr. Hansen read the legal notice. Mr. Adams told the public that the Town is in the process of updating the entire Zoning Bylaw (ZBL) and the first phase will include a recodification. The second phase is more complex and will be completed with the assistance of a consultant. That phase will get into more Page 3 of 7 CPDC Minutes of 8/12/2013 detail on the substance of the ZBL and make recommendations for changes. However, the CPDC has already prepared a few zoning amendments in advance of that process which will be before fall Town Meeting and include Medical Marijuana Moratorium and Billboards. Ms. Delios wanted to clarify that the proposed zoning amendment for Off - Premises Signs calls for a prohibition of all off - premises signs. Mr. Adams told the public that the CPDC has been working on this for some time and they are satisfied with the proposed language. He opened the hearing up to public comment. Ms. Meghan Young - Tafoya of 40 Oak Street noted she was one of the people involved in generating the petition to eliminate off - premises signs. She is very excited to see this move forward and have billboards prohibited under zoning. She thanked the CPDC for moving this forward. Mr. Tony D'Arezzo of 130 John Street asked a question regarding the proposed definitions. Ms. Delios replied that the intent is to define `Animated Sign' and `Electronic Sign' and then include these types of sign within the definition of `Off - Premises Sign'. The zoning amendment then proposes to prohibit `Oft Premises Signs' entirely throughout the Town. Mr. Josephson of 139 Oak Street wanted to ensure the definition includes all electronic signs, including non - profits. Mr. Weston replied that displays of weather and time are exempt, so if someone wanted to place a really large sign with just those two items, they could. It was also clarified that the Town is exempt from zoning bylaws so the School Department could also put a sign up. Mr. Adams stated that this article will be on the November 2013 Town Meeting Warrant and the CPDC will recommend this article to be approved. Mr. Weston added that the Attorney General then has to review and approve the proposed changes. Ms. Delios commented that the look back provision would essentially freeze all applications relating to this issue from the date of the first publication of the public hearing notice. So at this point, no applications for off - premises signs would move forward. Mr. Bo Garrison of 11 Jaden Terrace said he was opposed to billboards and that they do nothing to enhance the landscape of the Town. He felt this is not a `NIMBY' (not in my backyard) issue, but that they are just completely unnecessary. Ms. Delios told the CPDC she received an email from Ms. Ilene Bornstein who was in strong opposition of billboards and electronic billboards. Mr. Safina moved the CPDC to close the public hearing for the warrant article for Oft Premises Signs. Mr. Hansen seconded and the motion carried 4-0-0. Mr. Safrna moved the CPDC to approve the language for the Town Meeting Warrant to prohibit off - premises signs. Mr. Hansen seconded and the motion carried 4 -0 -0. Johnson Woods, Phase I & H — Minor Modification Rea test Mr. Latham, representing property, owner Ted Moore, reminded the CPDC that they were awaiting comments from the Town Engineer. Mr. Jim Velleco, project architect noted all the proposed changes Page 4 of 7 CPDC Minutes of 8/122013 are improvements. Mr. Adams told them that the CPDC is always interested in improvements. Mr. Bill Bergeron of Hayes Engineering provided the CPDC with a memo containing responses to concerns from the Town Engineer. He pointed out that as a result of the proposed changes there is a 1.1 % increase in impervious area and a 1.4% increase in Phase II. However, he felt that this would not have an overall impact on the drainage capacity of the site. He also pointed out the issue of the slope where the new stone retaining wall has been constructed. Although the slope is more than 2:1, he felt that it would be stabilized through the proposed plantings. They are also planning on providing supplemental plantings and shrubbery to increase the stabilization. Mr. Zambouras did not understand why the wall was not built higher to avoid a 2:1 slope. It was clarified that the CPDC originally approved a three -tiered wall in that location but it was later determined by the project engineer to negatively impact the existing trees. Mr. Velleco said that they have an additional 5 -6 years before they are fully occupied to evaluate if this new design is stable enough. Mr. Weston expressed concern that nothing will be maintained beyond that 5 year period. Mr. Zambouras also pointed out there are other areas in the site that appear to have a 1:1 slope and recommended they adhere to the approved plan. Mr. Latham said that this project is an upscale condominium where they are going to maintain their own property. Maintenance will not be an issue. Mr. Safina asked whether there was geo fabric placed on the slope. Mr. Bergeron replied yes, before the grass was planted. Mr. Zambouras wanted a full set of plans showing all the revisions to date. There was additional discussion regarding the change in sidewalk location. Mr. Zambouras requested the sidewalks connect safely so that residents may walk to the centralized trash compactor building. Mr. Bergeron said they were not connected between building 67 and 68 due to the grade. The CPDC then discussed the emergency access to Woburn and the proposal to eliminate the pavement. Mr. Zambouras recommended they keep the pavement as it would not serve its purpose as emergency fire access. Mr. Bergeron expressed concern with the draft decision and the $20,000 bond requirement. He requested that be moved to hold for final occupancy. Mr. Zambouras was amenable to that request. The CPDC again discussed the issue of sidewalks. Mr. Weston was not happy about the lack of connection between buildings. Although sidewalks do not need to be on both sides of the road, it would be ideal to have an understanding of a pathway. Ms. Delius said that there is still no approved Affordable Housing Marketing Plan. She is concemed that the construction is progressing and they will approach completion and still not have an approved marketing plan. Mr. Latham replied that the plan is under review with the Department of Housing and Community Development (DHCD). Ms. Delius pointed out that there is risk to continue construction without an approved plan because DHCD could come back with a number of things that possibly could affect the plan. Mr. Adams was not comfortable holding up additional building permits for this item. The CPDC turned the discussion back to the stone retaining wall. Mr. Salina said he is okay with the wall provided it is structurally sound. He asked if there was a way to stabilize it long -term. Mr. Zambouras said that any walls under 42" do not need a structural design. Mr. Safina replied that he wants confirmation from a structural engineer stating the wall, as constructed is sound. Mr. Bergeron Page 5 of 7 CPDC Minutes of 9/1212013 said they will take a look at the plan and will come up with a solution. Mr. Adams also asked that they provide an alternative for the changes to sidewalk locations. As for the emergency access, Mr. Bergeron noted they filed for a modification with Woburn and the pavement was not approved. He said he can re-apply for the modification to request the pavement be maintained. The request to open the gate on Kelch Street was discussed. Ms. Delius told the CPDC that staff has asked the developer to provide something from the residents indicating this is okay with them. It was agreed that the Applicant return with additional information on the walls, sidewalks and the emergency connection and gate. Update on Johnson Woods Zoning Amendment Ms. Wilson told the CPDC this is an opportunity to review the proposed zoning amendment. Mr. Weston said that previous discussion regarding this amendment included having some restrictions on the property so that this lot would not be developed and left as an open space. He was concerned that the draft warrant article does not address this and could be problematic since it appears additional units could possibly be constructed on this lot. Mr. Latham replied original language did address those issues however, the language was confusing. Then at the last meeting with the CPDC, it was agreed it would be easier to include the parcel into the PUD -R overlay. He suggested that the map change include restriction that the land only be used for setbacks — that may meet the intent. It was agreed he would modify the warrant article. Comprehensive Update of the Zoning Bylaw — Table of Contents The CPDC reviewed the updated Table of Contents. Mr. Weston said that Section 4.9 is awkward and suggested re- organizing. He also asked about the sections in 3.6 related to the 'purpose' of the Wetlands, Floodplain and Building Reuse overlay districts. Those need to be moved to their respective sections. Mr. Adams asked if there would be a single warrant article. Ms. Delius replied there will be separate articles for Medical Marijuana Treatment Centers, Dover Amendment, Billboards and Johnson Woods. The recodification will be a separate article and include the reorganization and any changes to the definitions. It was noted that public hearings are still needed for Dover Amendment, Johnson Woods and the Recodification. Approval of Minutes Mr. Adams tabled the minutes of July 17, 2013 and July 22, 2013 to the next meeting. Page 6 of 7 CPDC Minuets of 8/1712013 Planning Updates Ms. Delius said that the owner of Perfecto's received his demolition permit today. The deadline to comply with the vacant properties bylaw is Thursday and then he will be issued fines. Mr. Adams said they will need to start thinking about who would be on the Zoning Advisory Committee. Adjournment On a motion by Mr. Hansen, seconded by Mr. Weston, the CPDC voted to adjourn at 11:00 PM by a vote of 4 -0 -0. Respectfully Submitted, Jessie Wilson Recording Secretary Page 7 of 7