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HomeMy WebLinkAbout2016-07-19 Community Planning and Development Commission Minutesork�R r O M r + : i:. 639' /NCOR00 Town of Reading Meeting Minutes Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2016-07-19 Building: Pleasant Street Senior Center Address: 49 Pleasant Street Purpose: Zoning Charrette w/BOS Attendees: Members - Present: RECEIVED o +r TOWN CLERK SiLA' LING. MASS. r 2916 AUG 10 A&51 Time: 6:00 PM Location: Great Room Session: Version: Chair Jeff Hansen, Dave Tuttle (left early), John Weston, Karen Goncalves- Dolan. Board of Selectmen: Chair John Halsey, Vice Chair Kevin Sexton, John Arena, Barry Berman, Daniel Ensminger Members - Not Present: Nick Safina Others Present: Town Manager Bob LeLacheur, Assistant Town Manager Jean Delios, Community Development Director Julie Mercier, Community Services Director John Feudo, Ombudsman Matthew Kraunelis, Conservation Administrator Chuck Tirone, Zachary Camenker (Chronicle), Donna Morin, Nancy Twomey, John Cain, Dave Freeman, Sheila Mulroy (Fall Street Faire), Kurt Gustafson, Michael Carpenella, Gregg Johnson, Mark Beckley, Jane Parenteau (RMLD), Greg Stepler (PBC), Caitlin Grant, Ed Sartell, Michael Giacalone, Tom O'Connor (RTS), Carl Mittnight (RHC), Jack Williams (RHC), Jacquie Carson, Tom Connery, Heather McLean, Christie Moore, David Cory, Michael Kyes, David Traniello (ZBA), Linda Snow Dockser (School Comm & HIRAC), Mark Dockser (Fin Comm), Peter Artges, Stephan Weynicz, Angela Binda, Stephen Crook, Donna Beaulieu, Tony D'Arezzo, Robert Ferrari, Everett Blodgett (HDC), Jennifer & Alex Lachmayr, Ernest Bay, Chris Baird (RNR Chamber), Lorraine Willwerth, Rebecca Longley (Cons Comm), Jean Jacobs (Trails Comm), Michael Bean (PBC), Tom Bergendahl, Jonathan Barnes (RHC), Michael Doyon (RNR Chamber), Neil & Bridget Sumner, Elaine Webb (School Comm), John Coote (PBC), Elaine Stone, Sean Ferris Minutes Respectfully Submitted By: Julie Mercier on behalf of Jeff Hansen Topics of Discussion: From 6:30 — 7:15 people filtered in, had refreshments, asked questions about the maps and posters, and familiarized with the 2 areas under review: 1. The Business B Green Street neighborhood south of the Downtown Smart Growth District; and 2. The Business B Main Street corridor from Haven Street to the railroad tracks. Chair Jeff Hansen called the meeting to order at 6:45 PM. Page 1 1 At 6:45 PM, Board of Selectmen Chair John Halsey gave an overview of planning efforts and objectives. He noted a number of ongoing initiatives related to improving communication, updating zoning and the Town Charter, open discussions at Board meetings, and 5 working groups that have been established to tackle specific objectives of the Reading 2020 Plan. He stressed that the Town is striving to create government that is familiar to residents. At 7:15, Chair Hansen gave a presentation on the potential expansion of the Downtown Smart Growth (40R) District to the two areas under consideration. He described the process to -date, the feedback received at the April 11th Downtown Zoning Workshop, the ways that a mix of uses can sustain and support one another, and the implications of expanding the Smart Growth District relative to the Town's housing and economic development goals. He showed examples of other 40R and mixed-use projects in eastern Massachusetts to give the audience an idea of the potential scale and feel of such projects. He concluded by opening the floor to questions from the public. Elaine Webb, 309 Pearl Street, inquired about the financial incentive to the Town for units within the 40R District, and asked what the overlay would allow that the current Business B zoning does not. Ms. Delios responded that the Business B zoning does not allow for any new residential, but that the overlay would allow for residential units on the upper floors of an office/retail building. She explained that the objective of the rezoning effort is to do what is best for the Town regardless of financial incentives from the State, but noted that the per unit payment is one-time only and that there are no rules on how to spend it. Mr. LeLacheur pointed out that the payments could help cover the future costs of the project or be put toward capital improvements in the project area. A resident asked about the difference in parking requirements between Business B and 40R. Ms. Delios explained that the Town -wide ratio is 1.5 spaces per unit, but that in the 40R District it is 1.25 spaces per unit. She noted that a 40B development does not have to comply with parking or local zoning requirements. BOS Chair Halsey noted that in a 40R District the Town has more control over its destiny. Ms. Delios further explained that a commercial use within 300' of a Town -owned parking lot is exempt from providing parking spaces. She noted that the Town works with retailers to provide merchant/employee parking tags. She directed the audience to the parking maps at the back of the room that depict the location and regulations of parking spaces in Town. A resident pointed out that maintaining the village character in Town will require a more flexible approach to parking. Another resident opined that the parking maps make the situation look better than it is. Heather McLean, 20 Green Street, asked what types of uses and projects would be allowed under 40R. Ms. Delios responded that rather than just automotive uses, projects could be more like 30 Haven with a mix of uses. She mentioned that the 40R Design Guidelines help regulate the way projects look to maintain neighborhood context. Chair Hansen added that the CPDC's review of 40R projects is exhaustive, and that Town staff evaluate the projects in detail as well. John Arena stressed the fact that expanding the 40R District would be proactive and would help the Town control its own destiny. He opined that though 40R is new and additive, and may seem frightening, now is the time to do it. Michael Giacalone, 9 Orchard Park Drive, asked how close the Town is to reaching the 10% affordable housing threshold. Ms. Delios responded that the Town is at 7.78%, but that the number changes every decennial census when the total housing stock is re -calculated. Page 1 2 Jonathan Barnes, 41 Pratt Street, asked for more discussion of the Design Guidelines and the Town's ability to control certain aspects of a 40R project. He opined that the character of the housing stock abutting Main Street should be preserved. He wondered about living next to some of the example projects shown in the presentation, and asked to what degree the CPDC can manage or impose design restrictions on, or even deny projects. Ms. Delios explained that the Design Guidelines are a reference for developers and a tool for the CPDC to use to massage projects. Mr. Weston added that the existing Design Guidelines contain language regarding fenestrations, glazing, etc., but that the CPDC does not want to be too prescriptive. The CPDC will be very careful in crafting Design Guidelines for the Green Street area, and will host public meetings to make sure they get it right. Mr. Barnes inquired as to the CPDC's ability to deny a project that does not meet the Design Guidelines, Mr. Weston explained that certain waivers can be denied. Ms. Delios added that in her experience as a planner, she has never seen a Board deny a project. She stated that the Town of Reading is not in favor of killing projects. Angela Binda, 10 Orchard Park Drive, asked for clarification on whether a 40R District will trump a 40B project. Ms. Delios explained that it will not, but that it will give developers additional options for redevelopment. Mr. Weston noted that the State is required to issue a Project Eligibility Letter for a 40B project, and posited that the State might hesitate to do so within a State -approved 40R District. Sean Ferris, a local developer, pointed out that the lots along the east side of Main Street are not deep enough for redevelopment. Mr. Weston commented that this is absolutely true, and noted that all of the Town's commercial districts are challenged by narrow, shallow lots. He opined that the Town does not necessarily need or want large-scale redevelopment in these areas, especially if the goal is to maintain the village feel of the area. BOS Chair Halsey noted that even small-scale redevelopment, such as adding residential units above a single -story retail building, will increase property values and tax revenues to the Town. He pointed out that the photos shown in the presentation are just ideas of what mixed-use projects can look like, they are not all feasible for downtown Reading. Daniel Ensminger suggested considering moving the line for the 40R expansion further to the east beyond the limits of the Business B zoning district. Mr. Weston responded that the CPDC has not yet considered this, as the thought was to keep the 40R overlay within the confines of the existing business area. BOS Chair Halsey summarized that overlays do not diminish property values, but rather provide options that property owners may or may not embrace. He opined that while the 1 - story, single -use nature of the Main Street corridor was appropriate at one time, keeping it as is will restrict future potential. Ms. Webb asked for clarification on which areas are being considered for the 40R expansion, and asked whether the State allows 40R Districts to overlay residential zones. Mr. Halsey suggested considering both areas in order to increase options. Mr. Weston responded that it is possible to overlay 40R on residential, but that the CPDC has not considered it yet. Barry Berman asked whether the CPDC has reached out to the development community regarding the proposed area boundaries for the 40R expansion. He opined that it would be unwise to create zoning that no one can practically take advantage of. Mr. Weston replied that the CPDC has had discussions with developers about the difficulty of developing in Reading because of the lot sizes, but expressed that the CPDC has been focused on creating new opportunities for existing business areas rather than creating new commercial areas altogether. Mr. Berman commented that zoning is a tool to create a vision, and suggested that the Town design the zoning based on a vision. Page 1 3 Kevin Sexton pointed out that the new Economic Development Coordinator would work with developers to ensure that zoning is marketable. Tom Connery, 101 Beaver Road, asked Town staff to address whether the Town has the required infrastructure to support projects within a 40R District, and if not, at whose expense it would be constructed. Ms. Delios explained that the Town was required to address infrastructure in its original 40R District application to the State, and that it will likely need to be addressed going forward. She mentioned that typically the provision of infrastructure for a development is negotiated between the Town and the developer. Mr. Ensminger added that a review of the Town's infrastructure will specifically be addressed by one of the Reading 2020 Working Groups. Mr. LeLacheur added that the Town has ready access to water and can add pipes as needed; the one-time I&I fee can help cover this cost. Dave Freeman, 505 Main Street, noted that it is hard to find good retail tenants for his building because most retailers want parking. He asked if the Town would consider allowing businesses between 300' and 500' from a municipal lot to only provide half of the parking spaces they need. BOS Chair Halsey mentioned a letter that the Board of Selectmen received from the Chamber of Commerce in support of expanding the 40R District. He opined that with more places to shop and more pedestrian traffic, all boats will rise. Mr. Ensminger inquired as to whether the existing Industrial districts would be rezoned. Chair Hansen responded that the CPDC will be looking at the PUD Bylaw next year. BOS Chair Halsey reminded the Boards that MAPC recommended the Town look at various Priority Development Areas (PDAs) in the Economic Development Action Plan. He asked whether any of the CPDC's Zoning Bylaw amendments for November Town Meeting would specifically address development in the PDAs. Mr. Hansen briefly summarized the proposed Zoning Bylaw amendments and noted that none really pertain directly to these areas. Ms. Goncalves-Dolan moved that the CPDC adjourn at 8:30 PM. The motion was seconded by Mr. Weston and approved with a 3-0-0 vote. Documents reviewed at the meeting: CPDC Agenda 7/19/16 Zoning Charrette Memo, dated 6/30/16. Letter from Chamber of Commerce to Board of Selectmen, dated July 19, 2016. PowerPoint Presentation: "Downtown Reading Future Growth", July 19, 2016. a) Handouts a. What is 40R? b. Zoning Comparison Chart b) Maps a. 24" x 36" Map of Subject Areas - planimetric of areas under consideration. b. 24" x 36" Map of Parking Lots/Spaces in Town c. 24" x 36" Map of Downtown Parking Regulations d. 24" x 36" Zoning Map c) Posters a. Economic Development Action Plan Strategies & Actions Page 1 4