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HomeMy WebLinkAbout2014-04-07 Community Planning and Development Commission MinutesTown of Reading I Meeting Minutes N g r Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2014 -04 -07 Time: 7:30 PM Building: Reading Town Hall Location: Selectmen Meeting Room 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: Jean Delios - Assistant Town Manager, Community Services Jessie Wilson - Community Development Administrator Sarah Rambo - West Street Brad Latham - 643 Main Street William Bergeron - 603 Salem Street, Wakefield Jack Sullivan - Boxboro Jesse and Sarah Wilson - 17 Gorden Road, North Reading Minutes Respectfully Submitted By: Jessie Wilson, Community Development Administrator Topics of Discussion: There being a quorum the Chair called the meeting to order at 7:35 PM. ElECE1VED TOWN CL.ER �,UING, M,\ SS. 'L�1114 ,;UN 25 A b' 5b Public Hearing for Special Permit and Amendment of Site Plan: Johnson Woods PUD -R -C Mr. Hansen reads the public hearing notice. Ms. Delios told the CPDC that the Applicant is seeking a Special Permit to use the newly adopted Planned Unit Development - Residential - Corona (PUD -R -C) Overlay District as offset and buffer to the Johnson Woods Development located in the PUD - R. The PUD -R -C was adopted at Town Meeting last November and has been approved by the Attorney General. She noted that this new overlay was proposed so that the development could better use the existing topography and shift the buildings easterly to do so. Ms. Wilson told the CPDC that the Town Engineer had some comments regarding the shifting of the buildings and Trevor Court. Those comments are in the packets. She said one of the comments is related to the positioning of a bollard in front of the hydrant. Mr. William Bergeron, Project Engineer said that if the bollards are still required, they can Page 1 1 modify the plan to include it. However, the design calls for relocating the hydrant to the other side of the road and therefore it is located out of the way from potential snow plow conflicts. Mr. Bradley Latham, Attorney told the CPDC that the shifting of Trevor Court and the buildings is a minor modification to existing PUD -R and the Special Permit is to use the PUD - R-C as buffer and offset which will remain in a vegetated state. Mr. Bergeron went into more detail with the plan. He noted the roadway and units will be shifted about 13 feet. The purpose of this is to save the existing trees between Johnson Woods Drive and Trevor Court and better use the existing grades. Mr. Bergeron said that the previous approval also noted to save the trees between Trevor Court and Johnson Woods Drive. The Town Engineer's comment regarding landscaping was based on an older plan that had a more detailed landscaping plan. The actual approved PUD -R plan only noted the saving of the existing trees. In regards to the comment about retaining walls, Mr. Bergeron said they would like the flexibility to add decorative masonry walls in this area as the Owner has done throughout the existing property to date. The walls that will be installed will not be structural; however, should the need for a structural wall be determined he would return to the Town Engineer for approval. He added that this plan does not change the number of proposed units. Mr. Adams asked what "AU" and "CU" plan notation referred to. Mr. Bergeron replied it is the unit style. Mr. Adams asked about the grade changes in this location. Mr. Bergeron said that there will be walkout basements for these buildings and the grade changes by about 4 feet. In regards to the Town Engineer's concern about utilities, Mr. Bergeron said that the as -built plan will identify all the utilities. It was noted that all utilities eventually need to be conveyed to the Town. Mr. Zambouras said that all of his concerns had been addressed and that the need for bollards can be determined at a later date. Mr. Safina expressed concern for vehicle movements at the end of road. Mr. Bergeron said there are two -car garages for each unit and the driveways are fairly long. This would permit off- street parking for 4 cars. If necessary, extra vehicles could park on Johnson Woods Drive. Mr. Safina still felt there could be an issue should a resident have a large gathering. Mr. Adams opened the public hearing for public comment. Sarah Rambo, resident off of West Street said that she was in attendance just to ensure there were no impacts to her property. Mr. Bergeron showed her a plan that identifies where West Street is in relation to the PUD -R -C. No other comments were received. Mr. Tuttle moved the CPDC to close the Public Hearing for the Special Permit for the PUD -R -C and Amendment to Special Permit for the Johnson Woods Development. Mr. Weston seconded and the motion carried 5 -0 -0. The CPDC reviewed the draft decision. Mr. Latham requested that Condition 3 be modified to only require review of retaining walls that are structural in nature. Mr. Weston said that in the past the CPDC was concerned that the way the walls were being designed created a structural element. For example, walls less than 36" in height but stacked in a series with other walls may require structural engineering. Mr. Tuttle suggested modifying the condition with height and location constraints. Mr. Latham also requested modification of Condition 2 in regards to the landscaping plan. It was agreed to modify this condition such that an updated landscaping plan would be provided prior to the Certificate of Occupancy for these units. Page 1 2 Mr. Tuttle moved the CPDC to Approve the Special Permit for the PUD -R -C and Amendment to the Special Permit for the Johnson Woods Development. Mr. Hansen seconded and the motion carried 5 -0 -0. Preliminary Plan for Planned Residential Development (PRD), 149 Van Norden Road Ms. Delios told the CPDC that the Applicant, Jesse Wilson, wants to use the Planned Residential Development (PRD) District, which is an overlay district that provides for flexible development patterns with certain density and open space requirements. It is Reading's version of a "cluster bylaw ", however it is a challenging process in that the zoning map needs to be amended for the overlay prior to an Application for the Special Permit to the CPDC. The amendment of the Zoning Map needs Town Meeting Approval. Mr. Latham, Attorney representing the Applicant, said that their grandmother owns the property. The proposal is to use some of the land to put another home on the property. Mr. Latham said that he is aware the Town is updating the Zoning Bylaw and has received the draft revision prepared by the Consultant working on the project. That draft is suggesting the PRD be eliminated and is concerned with that recommendation. He believes that the PRD is a great tool to improve small lots in Reading, but that the process could be improved. In regards to the preliminary plan, Mr. Latham said there would be a great deal of open space preserved. The preliminary subdivision plan depicts how much land is covered by the impervious area of the proposed road. He told the CPDC that they would like to pursue this zoning amendment as the Town goes through the Zoning Update project. Mr. Jack Sullivan, Project Engineer said that the first step in the PRD process is to show how many lots could be created by a conventional subdivision. Two lots are depicted on the plan, but there would likely be room for three. He noted there is a certified vernal pool on the property. The preliminary PRD plan shows the proposed development outside of the 100 -ft buffer. The PRD also requires a certain amount of open space which this plan exceeds. He said that the plan would retain the existing home, but if in the future the owner wants to re- build or make any changes, they would be required to go back before CPDC. The plan calls for a new driveway approximately 10 -12 feet wide for the new home. This helps minimize the tree removals. He added that the front yard and rear yard were kept to a minimum to protect the open space. Mr. Sullivan also told the CPDC that Lexington has a very similar process but it does not require Town Meeting approval of the overlay. They only require Special Permit through the Planning Board which is much shorter than Reading's process. Mr. Adams asked if there had been any discussion with the neighbors. Mr. Sullivan replied not at this time. Mr. Tuttle clarified that the Consultant hired to help with the Zoning Update Project did not want to eliminate the PRD zoning, but to eliminate the need for Town Meeting approval. In regards to the proposed plan, Mr. Tuttle would recommend making the frontage more equal between the two proposed lots. Mr. Adams questioned the process for the PRD. Mr. Sullivan replied that a revised map is put before Town Meeting first, and then the Applicant may go through the Special Permit process with the CPDC. Ms. Wilson asked how the lots become two. Mr. Latham replied that the plan gets recorded with the Special Permit. Mr. Safina asked how the process would occur in light of the Zoning Update Project. Mr. Latham said the warrant article would likely go after the Zoning Update Article. Mr. Zambouras noted that the lot shapes would need to be verified in the subdivision plan. Page 1 3 Mr. Tuttle said that the first step is to apply for a map change and then move forward with the plan after it has been approved by Town Meeting. Mr. Latham agreed, stating he would appreciate the CPDC's consideration for inclusion on the November Town Meeting Warrant. Ms. Delios added that the Consultant has been reaching out to many stakeholders and recommended that Mr. Latham and Mr. Sullivan provide any comments in regards to the Zoning Update. Public Hearina for Site Plan Review: 306 Main Street, Pizza World Mr. Adams read the public hearing notice. Ms. Delios said this is a vacant lot formerly occupied by a gas station. The Applicant is seeking. Site Plan Approval for redevelopment of the site for a new restaurant. The plan includes construction of a 2 -story building with a pizza restaurant on the first floor, office and storage on second floor. The site improvements include construction of a parking lot, landscaping and drainage system. The proposal also includes a dumpster with enclosure and bike rack. This is a 21E site and the Applicant has been working with the Licensed Site Professional to close out the site. A draft decision has been prepared and included in your packets. Mr. Sullivan, Project Engineer made the presentation to the CPDC. He told the CPDC that the property owner went out for construction bids and the costs were much higher than expected. Therefore, he is looking at some alternatives to cut costs. In doing so, some of the design will end up changing and we will be requesting a continuance. The proposal before the CPDC tonight is for a 2 -story building that will have his pizza restaurant on the first floor and offices and storage on the second. The owner is now considering a single story building to help cut the project costs. The plan identifies a one - way in and one -way out circulation pattern. Fencing is proposed on the northern side of the site for screening of the adjacent abutter. In regards to stormwater, the proposal is considered a redevelopment project. The soil tests reveal that the site is not suitable for groundwater recharge and therefore the proposal is for two rain gardens on -site. Most of the site is located in the 100 -ft buffer for a wetland and therefore they will be seeking approval with the Conservation Commission. As for parking and deliveries, Mr. Sullivan said the Applicant is seeking a waiver for the loading space. Deliveries could be scheduled in the morning prior to business opening. He added that the lighting plan is still being finalized as the owner continues to work with the lighting engineer to meet the Town's requirements for lighting containment. Mr. Brandon Simpson, property owner reported to the CPDC that the granite curbing is quite expensive and that he will be looking at some cost - cutting alternatives. He would like the CPDC to consider alternatives for the granite curbing such as asphalt berm, a mix of bituminous cubing. Mr. Weston replied that we do not like to waiver on granite curbing, especially at the entrance of roadway or when it acts as part of their stormwater system to contain the stormwater. Mr. Sullivan explained that this topic was discussed during the DRT process and they may request a waiver from this requirement or seek approval of a mix of granite and bituminous curbing. Mr. Adams asked about the building design and the front door. Mr. Sullivan clarified that the building does not have a "front" entrance. Due to the kitchen layout and shape of the building they had to put doors on the sides of the building. Mr. Simpson said he has an excess of dining area which also dictates the way the building is designed. Mr. Safina suggesting re- designing the building and reducing the building footprint. Page 1 4 Mr. Tuttle asked whether an alternative with only one curb cut was considered. Mr. Sullivan said that those design layouts result in a loss of parking spaces. He added that the current proposal has the employee spaces stacked to try and include more spaces. Mr. Safina suggested extending the architectural band feature around the corner of the building at least to the door. He also added that the architectural plans need to be stamped by a registered architect. Mr. Sullivan requested a continuance to the 19th of May to address the cost issues and some of the issues outlined by staff. Mr. Tuttle added that an extension will be needed. Mr. Tuttle moved the CPDC to continue the public hearing for the Site Plan Review application for 306 Main Street, Pizza World to May 19th at 7:30PM. Mr. Safina seconded and the motion carried 3 -0 -0. {Mr. Adams and Mr. Hansen left the meeting} Minor Amendment to PUD -I Special Permit and Site Plan: 40 Walkers Brook Drive Ms. Wilson reported that the Applicant has withdrawn their application at this time. School Committee Update: Update on Early Childhood Center Ms. Delios provided an update on the status of the School Committee's plans for an Early Childhood Education Center. Mr. Weston felt that many organizations in Town are in need for more meeting space. He felt these groups should be coordinating and discussing their space needs comprehensively. Ms. Delios said that Staff wanted to touch base with the CPDC on this topic in regards to writing a memo to the School Committee. She recalled the discussion at the previous meeting in which the CPDC expressed concerns about parking, site circulation, etc. Mr. Weston agreed it would be a good idea to put something together. It was agreed to develop some bullet points and include them in a memo. Continue Review of Table of Uses Mr. Tuttle pointed out that one of the Uses to review is the production of medical marijuana. There are two components to the operation of Medical Marijuana Treatment Center /Registered Dispensaries. One is the dispensing, the other is the growing. Some communities have separated these two Uses in different areas. Mr. Weston asked if the Accessory Use category also needs to be in the residential table as well, so as to not infer it is allowed by its absence. Mr. Tuttle did not believe it needed to be in the other table. Mr. Safina asked if it would fall under agriculture, horticulture, floriculture. Mr. Tuttle replied not as long as we keep it separate. The CPDC agreed to have the Use of Medical Marijuana Production Facility in the Industrial District by Special Permit from the CPDC (SPP). Mr. Weston asked if the Uses in the Accessory Use Category should be Special Permit through Board of Appeals (SPA) and not SPP as they are not the principal use. Mr. Tuttle said that many of these Accessory Uses would also be reviewed as part of the Site Plan Review and therefore it makes sense to have it be SPP. Mr. Weston said that the CPDC still needs to review the Use of Commercial Earth Removal. He questioned why it would even be allowed except for in our Industrial District. He recalled in the past the Town attempted to pass a bylaw for earth removal. Ms. Delios said it was drafted but was not recommended by the Board of Selectmen. The CPDC agreed to allow it Page 1 5 by SPA in the Business A, Industrial, and PUD -I districts and prohibit it in the Business B, Business C and PUD -B districts. Presentation for Annual Town Meeting — Review Draft Presentation Ms. Delios told the CPDC that the draft presentation was reviewed by the ZAC last week. The ZAC recommended that Mr. Adams' discussion be more broad and not include the details of the project. Ms. Delios said she will circle back with Ms. West and Mr. Adams on this. Mr. Weston expressed concern that the moderator may have some issues with the questions. Plannina Updates & Other Business Starbucks: Ms. Delios reported that Staff received a request from Starbucks at Walkers Brook to modify the outdoor seating area. Ms. Wilson told the CPDC that she was unable to find any approvals for the outdoor seating area. Ms. Delios said that Public Safety staff weighed in on the proposal and discussed some alternatives to try and protect the storefront. They investigated bollards but that is not feasible because there are limitations on the landfill cap. In addition the walkway width is not wide enough to provide adequate passage with the bollards. Mr. Weston asked if they are owned by the same one on Main Street because he feels there is a need for wheel stops at that location to prevent vehicles from entering Main Street. The CPDC discussed fencing around the outdoor seating. Mr. Safina said it should be heavy enough so that it cannot be moved. Mr. Weston was in favor of the fence as it makes it more intentional and the space more delineated. Mr. Tuttle expressed concerned with the outdoor seating. Ms. Delios replied that it is private area so they are not under the outdoor seating requirements from the Board of Selectmen. However, this is subject to Site Plan Review. Ms. Wilson said this would qualify for Administrative Approval under Minor Site Plan Review. Mr. Safina is okay with the proposal provided they maintain the egress path into the store. ZAC: Ms. Delios reported the ZAC has had a total of 14 meetings so far. She said the ZAC is very excited for the opportunity to update Town Meeting Members on the project. She also said that a letter will be included with the Town Clerk's letter to update Town Meeting members on the status of the project. The ZAC is also working with the Chamber and one of the Banks to do an after work social to talk about the project. This will be on the 14th or the 20th of May. The ZAC also continues to work on the revised Section 4 and next deliverables are due May 5th and include Sections 5 -9. Mr. Tuttle reported that Reading Foreign Auto has some vehicles parked in the very rear of the site and it appears that may be in the riverfront area. He also reported that Reading Co- Op is moving to Walkers Brook. Ms. Delios was aware of this and told the CPDC that the branch downtown is staying. She also noted that the Post Office is still for sale. Approval of Minutes Mr. Weston tabled the minutes of March 24, 2014 to the next meeting. Adiournment On a motion by Mr. Tuttle, seconded by Mr. Safina, the CPDC voted to adjourn at 10:30PM PM by a vote of 3 -0 -0. Page 1 6