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HomeMy WebLinkAbout2014-08-11 Community Planning and Development Commission MinutesTown of Reading RECEIVED ,; Meeting Minutes TOWN CLERK - . ^,DING. MASS.a Board - Committee - Commission - Council: ZUIll Alts 28 A 0V Community Planning and Development Commission Date: 2014 -08 -11 Time: 7:30 PM Building: Reading Town Hall Location: Selectmen Meeting Room Address: 16 Lowell Street Purpose: General Business Attendees: Members - Present: Nick Saflna John Weston David Tuttle Jeff Hansen Members - Not Present: Others Present: lean Delios - Assistant Town Manager, Community Services Jessie Wilson - Community Development Administrator Jesse and Sarah Wilson - 17 Gordon Road, North Reading Tony D'Arezzo - 130 John Street Emily Bateman - 55 Pasture Road Brad Latham - 643 Main Street Tom Skenderian - 64 pasture Road Zachary Camenker - Reading Chronicle Cheri Crow - 139 Van Norden Road John Grayson - 145 Van Norden Road Greg Bernard - 40 South Street Erika Sargent- Grasso - 628 Main Street Karen Martingettl - 642 Main Street Larry Pelavin - Signs By Tomorrow Minutes Respectfully Submitted By: Jessie Wilson, Community Development Administrator Topics of Discussion: There being a quorum the Chair called the meeting to order at 7:40 PM. The Chair took the items out of order starting the meeting with the Zoning Revisions. Ms. Delios said the Zoning Advisory Committee (ZAC) wants to move forward with the majority of the zoning changes at November Town Meeting. In addition, the Board of Selectmen (BOS) has called for a Special Town Meeting in September. The ZAC therefore decided to move forward with a few articles Including the Medical Marijuana Bylaw language. She said the timing works out because the Temporary Moratorium expires in November. She added that the Town cannot prohibit the medical marijuana dispensaries, but that the Town can choose to regulate It. Included in the CPDC packets is the most recent draft language for Medical Marijuana. In addition, the ZAC would like to move Page 1 1 forward with revisions to Section 1 and 3, and they also want to propose deleting Section 4.5- Wetlands Protection District, which has been superseded by the Wetlands Protection Act and Section 4.6 Mixed Use Overlay which has now been superseded with the Smart Growth District. The CPDC reviewed the draft warrant articles. They also discussed the plan for Town Meeting warrant articles. Mr. Tuttle moved the CPDC to recommend inclusion of Article 9 to amend Section 1, Authority and Purpose of the Reading Zoning Bylaw on Warrant for Special Town Meeting. Mr. Safina seconded and the motion carried 3 -0 -0. Mr. Tuttle moved the CPDC to recommend inclusion of Article 10 to amend Section 3, Establishment of Districts of the Reading Zoning Bylaw on Warrant for Special Town Meeting. Mr. Safina seconded and the motion carried 3 -0 -0. Mr. Tuttle moved the CPDC to recommend inclusion of Article 11 to delete Section 4.5 Wetlands Protection District Overlay of the Reading Zoning Bylaw on Warrant for special Town Meeting. Mr. Salina seconded and the motion carried 3 -0 -0. Mr. Tuttle moved the CPDC to recommend Inclusion of Article 12 to delete Section 4.6 Mixed Use Overlay District of the Reading Zoning Bylaw on Warrant for special Town Meeting. Mr. Safina seconded and the motion carried 3 -0 -0. Mr. Tuttle moved the CPDC to recommend inclusion of Article 13 to amend Section 4.13 Temporary Moratorium on Medical Marijuana Treatment Centers/ Registered Dispensaries of the Reading Zoning Bylaw on Warrant for Special Town Meeting. Mr. Salina seconded and the motion carried 3 -0 -0. Plannina Updates and Other Business Ms. Delios provided the following updates: Bunratty Tavern - The project continues to move forward and they hope to open soon. Bike and Ped Plan and Complete Streets - The BOS recommended to adopt during the July 2911 meeting. Economic Development Plan - A grant was received for the development of an action plan and Staff will begin work on that soon. Metro North Regional Housing Services Office (MNRHSO) - Staff is working on developing a contract with a Consultant for these services. They will do the monitoring, and administer the requirements for affordable housing. Reading is the lead community in that agreement. 163 -167 South Street - Mr. Tuttle said he attended the hearing with the Zoning Board of Appeals (ZBA) for the proposed 4 family. The ZBA continued the hearing to mid - September. Mr. Tuttle also asked about the demo delay for 186 Summer Avenue. Ms. Cellos said that a neighborhood group has been formed and they are looking at extending the historic district to help save that property. In order to do that, they need to hold a public hearing similarly to how zoning is changed. They would like to have it on the September Town Meeting. Code Enforcement Inspector - A new person has been hired to help with enforcement of zoning violations. Page 1 2 Ms. Wilson gave an update on the Ants Senior Living site. She reported that are working on finalizing their building permit plan set for the building, but will be returning to CPDC for a Modification to Site Plan Review. The CPDC reviewed the minutes of 7/14/2014 and suggested minor edits. Mr. Tuttle moved the CPDC to approve the minutes of 7/14/2014 as amended. Mr. Safina seconded and the motion carried 3 -0 -0. The CPDC reviewed the minutes of 7/28/2014. Mr. Tuttle moved the CPDC to approve minutes for 7/28/2014 as presented. Mr. Hansen seconded and the motion carried 3 -0 -0. Re.auest for Certificate of Appropriateness - 642 Main Street, Goodhearts Children's Shop Mr. Larry Pelavin, Sign Designer said the goal was to update the slgnage to signify that they are under new management. The wall sign facing Main Street will be updated and the letters will be Individually cut and made from acrylic. No new lights or Internal illumination Is proposed. He noted that they would like to adjust the proposed paint scheme as presented in the CPDC packets and handed the CPDC revised drawings. Ms. Karen Martignetti, owner of Goodhearts Children's Shop said that they did look at different color schemes and would like to go with a striped awning on the Main Street fagade. As for the sign at the rear of the building, Mr. Pelavin said the proposed material is weatherproof compressed pvc. The sign will be re- designed with a new shape. The CPDC discussed the size of the rear sign. It was clarified that it Is within the size limit allowed. In regards to the awnings Mr. Pelavin said they are going to be shed style awnings that are non - retractable. He will submit a more detailed plan for the awnings. Mr. Safina expressed concern over the height of the awnings. The CPDC reviewed the draft decision. The agreed to include a condition to provide a revised sign application. Mr. Tuttle moved the CPDC to approve the Certificate of Appropriateness as amended. Mr. Safina seconded and the motion carried 3 -0 -1. (Mr. Weston joined the meeting and abstained from the vote) Public Hearing for Zoning Mao Change. Planned Residential Development - General (PRD-Gl. 149 Van Norden Road Mr. Safina read the public hearing notice. Mr. Hansen provided a summary of the public hearing process. Ms. Wilson summarized the proposal noting that the owners of the property would like to have the property overlaid with the PRD -G zone to accommodate construction of an additional dwelling on the property. Page 1 3 Mr. Brad Latham also provided a description of the proposed change. He said that the grandson of the owner would like to utilize the PRD -G Overlay to divide the property and then construct another house on the newly created lot and protect the wetland area in the rear of the lot. Under subdivision control, a certain level of Infrastructure is required, and under the PRD concept it would require much less Infrastructure and help save the existing natural resources. The Applicants are requesting the map change be placed on the November Town Meeting as an Article after the proposed Comprehensive Update for Zoning. If approved by Town Meeting they would then need to return to CPDC for the Special Permit under the zoning to construct the proposed PRD -G. Mr. Safina asked how many other properties in this area could take advantage of the PRD zoning. Mr. Latham replied he is unsure. The CPDC reviewed the map provided from 1911. Mr. Safina expressed concern that others may take advantage of this type of development so that the neighborhood would become much denser. Mr. Tuttle said that typical frontage for 5 -20 residential zone Is 120 -feet and currently there is about 200 -feet of frontage on the one parcel. Mr. Weston said that a two -lot subdivision would not be in the best interest of the neighborhood or the Town. He believed the PRD is better mechanism to develop the property, rather than under traditional subdivision control. Mr. Safina again expressed concern that if every lot was to utilize this zoning it would really change the neighborhood character, but that this lot does not seem to impact Its neighborhood that way. Mr. Hansen opened the hearing to Public Comment. Mr. John Grayson, 145 Van Norden Road said that he Is In support of the proposal. Mr. Tom Skenderian, 64 Pasture Road expressed concern with houses being constructed behind other houses. He said that those types of lots do not sell In the future. He cited a few examples including Haverhill Street and Parker Street. Ms. Cheri Crow, 139 Van Norden Road expressed concern with the CPDC approving a PRD but that they are not approving a plan specific to the project. She believed that after the PRD Zoning is in place that another developer could come before CPDC with a plan for much higher density. She is also concemed about drainage. Mr. Latham pointed out that the applicant will have to return to the CPDC under the PRD Zoning for a Special Permit. During that process, the CPDC will review design, landscaping, etc. As for stormwater, he said the Town Is very stringent regarding stormwater issues. Mr. Weston also stressed that the applicant will have to return to the CPDC for the Special Permit and all the issues concerning site configuration, stormwater, drainage, driveway design, etc will be discussed. Ms. Crow pointed out that the CPDC approval tonight is just to recommend the PRD Zone to Town Meeting and not necessarily for the 2 lots proposed. She only supports the development of the two lots. No more. There was discussion about the possibility of constructing 3 houses. Ms. Wilson clarified that at a previous CPDC meeting, the Applicant's engineer presented a plan under Subdivision Control for two lots. The Engineer did Indicate that there could be 3 lots, but the final density Is established through the Special Permit proceedings. Page 1 4 Mr. Skenderlan still expressed concern over developing a house behind a house. He feels that is not good development and would prefer to have houses next to each other. Not behind one of another. Seeing houses sit empty Is frustrating to him. Mr. Tuttle moved the CPDC to close the Public Hearing for the zoning map change proposed for PRD -G at 149 Van Norden Road. Mr. Safina seconded and the motion carried 4 -0 -0. The CPDC reviewed the proposed Warrant Article for Inclusion on the November Town Warrant. The CPDC made some minor changes. Mr. Tuttle moved the CPDC to recommend the inclusion of the proposed warrant article on the November Town Meeting as amended. Mr. Weston seconded and the motion carried 4 -0 -0. Mr. Tuttle moved the CPDC to recommend to November Town Meeting the subject of the warrant to amend the Reading Zoning Map to overlay the Planned Residential Overlay - General (PRD -G) district on parcel at 149 Van Norden Road as described. Mr. Safina seconded and the motion carried 4 -0 -0. ANR - Prooertv Off West Street Mr. Latham described the proposed the ANR Plan. The property is off West Street near the Woburn and Wilmington City/Town lines. He said that a portion of the subject lot In Reading will be combined with a lot in Woburn for a future proposed housing development. There will be no housing units in Reading, but the lot in Reading will likely be used for offset In the proposed development. In addition, a small portion of land in Reading owned by Inwood will be sold back to the developer of Johnson Woods. The CPDC reviewed the ANR plans and Mr. Latham clarified the proposal. Ms. Wilson said that ANR approval would also need to be required from the abutting Towns. Mr. Tuttle moved the CPDC to approve the Certificate of Action for the endorsement of the ANR Plan for Maps 19, Lots 51 and 52 and Map 14, Lot 67 located off West Street. Mr. Weston seconded and motion carried 4 -0 -0. ANR - 40 South Street Mr. Greg Bernard, Engineer, represented the property owner of 40 South Street. He said currently the owner of 40 South Street also owns the adjacent lot. There is a house on 40 South Street and currently the property line goes through the driveway, retaining wall, and shed. The owner of 40 South Street would like to adjust the lot lines to be able to sell it In the future. Both lots meet the area and frontage requirements for the 5 -20 residential district. Ms. Wilson said the Town Engineer Issued a memo recommending endorsement of the plan. Mr. Tuttle moved the CPDC to approve the Certificate of Action for the endorsement of the ANR for 40 South Street. Mr. Safina seconded and the motion carried 4 -0 -0. geouest for Certificate of Aogrooriateness - 628 Main Street, Healthy Changes Pllates Ms. Erika Sargent- Grasso, owner of Healthy Changes Pilates described the proposed project which Involves moving her existing sign from her space off of Woburn Street to the Page 1 5 proposed space at the rear of the MF Charles Building. She is also proposing a blade sign in the courtyard area. Ms. Delos said that there is question about the location of the blade sign as it is proposed next to Bunratty Tavern. Ms. Delios said that under zoning it would not be allowed to be located In an area outside of her storefront area. Typically they are located on the front facade. Ms. Wilson said she has conferred with the Building Inspector on this Issue because he is the one who ultimately Issues the permit. He reported that without further review of the bylaw that he does not believe it would be allowed. Mr. Weston said he does not Interpret the bylaw this way and would say that this is a unique situation and he does not believe the CPDC Intended to only have blade signs In front of their storefront. He would want to support her proposal. Ms. Sargent - Grasso said she believes she Is entitled to the sign and thinks it is a great way to help people find her business. Mr. Safina said he likes the sign, but would not want to see a third sign as she described for the address. Mr. Tuttle noted that the proposed blade sign is higher than the sign field and should be lowered. Ms. Wilson pointed out that the sign needs to be within 8 square foot size limit. Mr. Safina said that the bottom of the sign is about 9 -feet so it could be lowered. The CPDC reviewed the draft decision. It was agreed to include a condition regarding Including the address on the blade sign and adjusting the condition for height to be no higher than the sign board. Mr. Mr. Tuttle moved the CPDC to approve the Certificate of Appropriateness for 628 Main Street, Healthy Changes Pilates, as amended. Mr. Weston seconded and the motion carried 4 -0-0. Comprehensive Update to Zonina Bylaw The CPDC discussed the upcoming ZAC meetings. Mr. Tony D'Arezzo said he reviewed the proposed sign language and observed some significant changes, especially to the electronic signs, and number of signs. The CPDC agreed to move the review of the sign language to the next CPDC meeting as well as review of Section 5, Accessory Uses and Accessory Structures. Ms. Delios said that there will be a total of 5 zoning articles for September Special Town Meeting. In November the Zoning Bylaw will be re- codified and then each Section updated. Mr. Tuttle expressed concern with how much work Is required with that approach. There was a discussion about the Recodification and what would be included in that. Ms. Delios said that there could be substantive changes to a certain extent, but the key is really to clean It up and queue it up for the changes in the subsequent articles. Mr. Tuttle said expressed concern about the amount of time that will take to get a recodification complete and is concerned that It will take away review time from the actual changes. Page 16 Mr. Weston suggested moving forward with the difficult material first and then have a recodiflcation later as a clean -up in another Town Meeting. He does not believe doing one article is a good Idea. Ms. Delios pointed out that the review time for Town Meeting Members is very narrow because the language is not quite finalized yet. She added that Town Counsel reviewed the proposed language and did have quite a few comments on the draft language. Mr. Hansen expressed frustration over that because VHB has had legal counsel reviewing this all along. Mr. Tuttle moved the CPDC to adjourn at 11:00PM. Mr. Safina seconded and the motion carried 4-0 -0. Page 1 7