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HomeMy WebLinkAbout2014-03-10 Community Planning and Development Commission Minutesr _ Town of Reading Meeting Minutes Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2014 -03 -10 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 David Tuttle Jeff Hansen Members - Not Present: Others Present: RECEIVED OWN CLERK 14 MAR 25 P 4: 59 Location: Selectmen Meeting Room Maureen Giuliano - Classified Realty Group, 484 Main Street Virginia Adams - 59 Azela Circle Jean Delios - Assistant Town Manager, Community Services Jessie Wilson - Community Development Administrator Minutes Respectfully Submitted By: Jessie Wilson Topics of Discussion: There being a quorum the Chair called the meeting to order at 7:35 PM. 484 Main Street — Reauest for Certificate of Appropriateness Ms. Delios told the CPDC that the property at 484 Main Street is located next to the Chocolate Truffle. The Applicant, Classified Realty, will be occupying the space where the barber shop was located. She added that the Building was previously approved for a Master Signage Plan that included black and gold wall signs, a plain black awning and a barber pole sign. Since the Applicant is proposing a plum and gold color style wall sign and awning sign, it requires CPDC review. Mr. Safina thought that the sign area was calculated from using the entire awning as the sign, not just the logo printed on it. Ms. Delios replied that she believe the sign area was calculated from drawing a box around the logo. Ms. Wilson agreed saying she just experienced this situation with a wall sign. Regardless, Mr. Safina felt the awning was a bit cluttered with graphics but that it was allowed under zoning. On the sign application submitted by Ms. Maureen Giuliano she noted a temporary sign. Mr. Adams asked what that referred to. Ms. Giuliano replied that is for the A -Frame sign and that she is working with staff on that application. Mr. Weston read the definition of Sign Area. He questioned whether the awning was a sign board which is included in the total sign area. Ms. Delios reminded the CPDC that this issue was brought up with Corebarre which had white lettering on a black awning. She said in that instance, only the white lettering was counted towards sign area. Mr. Page 1 1 CPDC Minutes of 3/10/2014 Safina asked about the lettering on valance. Ms. Delios said that lettering on the valance does not count toward sign area if it only states the name of the business and is less than 4 inches in height. Mr. Tuttle moved the CPDC to approve the Certificate of Appropriateness for the proposed wall sign and awning sign at 484 Main Street for Classified Realty Group as amended. Ms. Safina seconded and the motion carried 5 -0 -0. Review Table of Uses from Zoning Bylaw Ms. Delios said that the ZAC reviewed comments that the CPDC had on the table of uses. The ZAC would still like input from the CPDC as to how the uses should be allowed. The CPDC reviewed the Table of Uses beginning with Residential Uses. It was agreed not to change the density in the A -80 District. In regards to Multi - Family Dwelling, Age Restricted the CPDC agreed that it should not be allowed in the Single Family zoning districts and that it should be allowed by Special Permit from the Planning Board (SPP) in A -40 and A -80. However, Ms. Delios reminded the CPDC there may be some legal requirements for Age- Restricted communities so she would want to check with the project Consultant VHB and their legal counsel Edy Netter on that. Mr. Adams asked what the difference was between a Boarding House and a Single -Room Occupancy (SRO). Mr. Tuttle read the definition for Boarding House. Ms. Delios said there are only one or two in Town. The CPDC discussed the use for Boarding House. It was agreed it should not be a prohibited use, and that it should remain allowed in the districts it currently is permitting - A- 40 and Business A. Mr. Adams asked why there was an A -40 zone along south Main Street. Mr. Weston believed that when zoning maps were created there was an effort to try and force the market to change some of the neighborhoods. So it was likely intentional to have that area zoned A -40 to push apartments in that area. Ms. Virginia Adams agreed, suggesting that at the time, it would increase the tax base. Mr. Adams expressed concern with having residential development along south Main Street because he felt it would be better to encourage commercial redevelopment. Mr. Safina and Mr. Weston agreed there are some successful apartment complexes within that area of A -40 zoning. Ms. Delios also agreed, noting that that type of housing does fill a need and is in the more affordable range for Reading. Public and Institutional Uses The CPDC reviewed the category for Licensed Day Care, Family Day Care, Nursery School, and Kindergarten. Ms. Delios said this is a broad category for these uses and in order to meet the Dover Amendment exemption the use has to be educational and meet the non - profit status. Mr. Safina suggested the Consultant provide more information on Family Daycare and if they are for - profit institutions. If so, then he did not feel they should be allowed by- right. Mr. Weston looked up the current Table of Uses and noted that Private Kindergartens are allowed by Special Permit in residential districts and allowed by -right in Business C. The Special Permit is through the Zoning Board of Appeals. Mr. Adams did not understand why the ZBA would be the permitting authority for that use. Mr. Safina agreed stating that they would likely need to undergo Site Plan Review. Mr. Weston also agreed and said it would make more sense to have the permitting authority be the CPDC if they ultimately have to go to CPDC for Site Plan Review. Hospital and Nursing Homes Again, Mr. Adams questioned why these uses are allowed by Special Permit through the ZBA. It was agreed that it should be SPP. Ms. Wilson read the proposed definition of Medical Facility which Page 2 of 6 CPDC Minutes of 3/10/2014 includes nursing homes. Ms. Delios said that Medical Facilities will need to be added to the Table of Uses. Mr. Weston pointed out that existing doctors' offices were previously approved by- right. So if Medical facilities are included into the Table of Uses, and include doctors' offices, then we need to be sure to exclude doctors' offices from the definition of medical facilities. The CPDC continued to discuss nursing home facilities and assisted living facilities. It was agreed to allow both facilities in the residential, apartment, and business districts by SPP. These uses will not be allowed in the industrial zones. Non - Profit Museum, Philanthropic Institution, Cultural Facility Mr. Safina pointed out that the Parker Tavern would likely fall under this category and he felt it should not be prohibited from residential zones. He suggested allowing it by SPP. Mr. Tuttle agreed and also suggested allowing this use by SPP in business zones but not allowing it in the Industrial zone. However, Mr. Weston and Mr. Adams felt that allowing the use in the Industrial zone by SPP still gives control over the use. It was agreed to allow the use by SPP in Industrial zones. In regards to uses under Community Center and Civic or Private Club, it was agreed that more information needs to be provided before they can decide if it is allowed. Other Uses The CPDC discussed the agricultural uses. Mr. Tuttle clarified that the domestic agricultural use was meant for personal vegetable gardens, the produce of which is not allowed for sale. However, for the use allowed on 5+ acres of land, the items could then be for sale. Mr. Adams asked what public utilities consisted of. Mr. Safina replied they are utilities for the public for not necessarily public companies. The CPDC agreed not to make any changes to these uses. Accessory Uses Mr. Hansen told the CPDC that he is performing some research on accessory uses and recommended tabling the discussion for that use. CPDC agreed. Mr. Weston suggested that the definition for agricultural include structures accessory to the use, such as a barn. Mr. Tuttle disagreed noting that structures are not uses. Mr. Weston replied that it would be important to allow someone to have a barn to support their farm, but agreed it was a structure. It was agreed to have the consultant look into it. The CPDC asked Ms. Virginia Adams whether they should change the permitting for Carriage House Stable Barn so that it would be allowed by right. The thought is that they would see more preservation if it were allowed by right. Ms. Adams replied that there are not many carriages houses so she is unsure whether that would encourage the preservation. It was agreed to leave it as SPA. The CPDC continued their review of the Uses for Business and Industrial Districts. Restaurant Mr. Tuttle asked if the language should say "Tavern or Bar" and not just "Bar ". Mr. Weston asked whether there would be a difference in where a restaurant would be allowed and where a bar was allowed. Ms. Delios pointed out that the Board of Selectmen regulates the liquor licenses and they require an establishment to serve food in order to obtain a liquor license. Ms. Wilson said at the last meeting the CPDC wanted to include the term Bar and put No across the board. Mr. Safina asked if the CPDC should consider allowing restaurants in Business C. He recalled that neighborhood was hesitant for any commercial activity. Mr. Weston said that a deli to serve the existing residential development may be more suitable and that it would be a shame to prohibit it if Page 3 of 6 CPDC Minutes of 3/10/2014 the residents wanted it. Mr. Safina pointed out that if an office was constructed in that district that could provide a cafeteria. Mr. Tuttle also added that there is an existing realtors building located off of South Street. That could easily be a convenient store. It was agreed to allow restaurant by SPP in the Business C district. As for Food Establishments with Drive -Thru Windows, the CPDC agreed to prohibit it from Business B and C, but allow it by Special Permit in Business A and Industrial. It was also agreed to prohibit Bars from all districts. Convenience Store The CPDC agreed to allow this use in all Business districts by- right. Retail Store for Alcoholic Beverages The CPDC agreed to allow this use in all Business districts by- right. Retail Store Less than 50,000 SF The CPDC agreed to allow this use in all Business districts by- right. The CPDC discussed Retail Stores greater than 50,000 sf and whether that was the right threshold. Ms. Delios said that Home Goods is likely 25 -30K sf. Mr. Weston said that was large for Reading, even though it seemed small. Mr. Safina said that the issue is parking. Mr. Tuttle said that 50,000 sf is generally the threshold for big box retail and said he feels it does not belong in Reading, with the exception of the PUD -I. Mr. Weston suggested some research be done to see how large existing retailers are in Reading to get a better idea on the size. Personal Service Establishment It was agreed to allow this use in all Business districts by- right. Mixed Use Mr. Tuttle said that this use is a mix of commercial and residential. Mr. Safina said that as a use, we would want something like this in Business A but the bylaw does not have language for it currently. Mr. Weston felt that he did not fully understand what was meant by Mixed Use. He felt that it could mean a combination of allowed uses. Mr. Adams suggested the Consultant provide more information on this before they continue the discussion. Live /Work It was agreed to get some more information on this use as well from the Consultant. Office for Doctors, dentists, financial & /or legal professionals and similar services The CPDC agreed to allow this use in all Business districts by- right. Offices & /or shop facility for skilled trades Mr. Tuttle said that this should be allowed for uses that do not include open storage for any equipment. Hotel or Motel It was agreed to allow this use in Business A by SPP and then by right in Business B, C and Industrial. Tourist or Trailer Camp Mr. Weston said that a definition is needed for this use. It was agreed to have No across all the districts. Place of Assembly Page 4 of 6 CPDC Minutes of 3/10/2014 It was agreed to permit this use by -right in Business A, B and Industrial, and not allow it in Business C. Animal Kennel The CPDC would have to review this use with the definition. General and Self Service Storage Facility The CPDC agreed to only allow this use in Industrial (by- right). Wholesale with Storage Warehouse The CPDC discussed this use. Mr. Safina said that this is a use that does not have retail sales, but that it would involve selling to retailers directly. It was agreed to not allow this use in any district except Industrial. Wholesale Business Mr. Weston asked if this type of use should be downtown. Mr. Safina replied that the idea is to have active retail storefronts in downtown. Mr. Tuttle added that it is more of a business to business activity. It was agreed to allow this use by -right in Business A, C and Industrial but by SPP in Business B. The CPDC agreed to pick up with Adult Uses at the next meeting. ZAC Update to Annual Town Meeting Ms. Delios said that the ZAC will be doing a presentation in April to update Town Meeting members on the status of the project. The goal to have a draft presentation for their meeting on April 2 "d and a practice run on April 16th. She said that it would be ideal to incorporate the CPDC into the presentation, likely at the beginning. She said it would be great for the CPDC to speak at Town Meeting about how the CPDC was involved in Phase I and how they have supported the work of the ZAC. Then the presentation would lead into Phase II which would begin the ZAC portion of the presentation. Mr. Adams felt that was a good idea. Mr. Tuttle agreed, but expressed concern that there has been no discussion on medical marijuana. Ms. Delios said that the presentation is strictly an update and there will be no discussion. Mr. Adams agreed, and emphasized the importance of CPDC's initial role in the project. Mr. Hansen pointed out it may be useful to note some "hot items" in the presentation and note the ZAC is working on them. In regards to the next public forum, Ms. Delios said that the ZAC is thinking of having several tables for discussion of specific topics. Each table would have a facilitator and everyone would get a few minutes at each table. The biggest challenge continues to be ensuring the right people get involved, including Town Meeting members. Ms. Wilson said that she will put this on the agenda for the next meeting so that a comprehensive draft presentation could be delivered to the ZAC on April 2nd As for other outreach, Ms. Delios said she is going to include a note in the Town Clerks letter when the Warrants are ready for pick -up. She hopes that will at least get some of their attention. Planning Updates & Other Business Ms. Delios told the CPDC the Economic Development Committee (EDC) received a grant from the Massachusetts Downtown Initiative (MDI) to look into creating a cultural district. Page 5 of 6 CPDC Minutes of 3/10/2014 1090 -1100 (former Eric's Greenhouse) has been demolished and they are working on developing their building permit plans. Post Office - She reported that it has not sold, and they have had minor interest from prospective buyers. Mr. Safina asked if it loses its protection under zoning as a federal building after it is sold. Ms. Delios replied yes. Family Dental - The Applicant will be seeking approval for fagade improvements at the next meeting. Parking Traffic Transportation Taskforce (PTTTF) has started the discussion on parking and the impacts of the new development downtown. They will be evaluating whether any changes to the parking regulations need to be made. Library Project - Ms. Delios said that the Library should go before CPDC for Site Plan Review. However, she was not sure whether the CPDC wanted a full or limited site plan review. It was agreed to have them file for Full Site Plan Review so that the public is fully aware of the project. ADDroyal of Minutes The CPDC reviewed the minutes of January 27, 2014 and suggested minor edits. Mr. Tuttle moved the CPDC to approve the minutes of the meeting on January 27, 2014 as amended. Mr. Safina seconded and the motion carried 5 -0 -0. The CPDC reviewed the minutes of February 10, 2014 and suggested minor edits. Mr. Tuttle moved the CPDC to approve the minutes of the meeting on February 10, 2014 as amended. Mr. Weston seconded and the motion carried 3 -0 -2. The CPDC reviewed the minutes of February 24, 2014 and suggested minor edits. Mr. Tuttle moved the CPDC to approve the minutes of the meeting on February 24, 2014 as amended. Mr. Hansen seconded and the motion carried 5 -0 -0. Adjournment On a motion by Mr. Tuttle, seconded by Mr. Weston, the CPDC voted to adjourn at 10:40PM PM by a vote of 5 -0 -0. Page 6 of 6