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HomeMy WebLinkAbout2017-01-19 Zoning Board of Appeals Minuteso� OFR � N w � ' M 6J9=INCOA40p� Town of Reading Meeting Minutes Tow� TG vi',ki Ci 7 t?K READING. MA -S. Board - Committee - Commission - Council: 7011 APR Zoning Board of Appeals f P z�` Date: 2017-01-19 Time: 7:00 PM Building: Reading Town Hall Location: Selectmen Meeting Room Address: 16 Lowell Street Purpose: General Business Attendees: Members - Present: David Traniello, Chairman John Jarema Damase Caouette Kathleen Hackett Robert Redfern Nick Pernice Members - Not Present: Erik Hagstrom Others Present: Town Representatives: Julie Mercier, Community Development Director Donna M. Brewer, Town Counsel Jason Sobel, Green International Affiliates Reading Village 40B Development Team: Matt Zuker, MKM Reading Ken Chase, MKM Reading Matt Roman, MKM Reading Geoff Engler, SEB LLC Matt Grosshandler, Bald Hill Builders Public: Kevin Sexton, Board of Selectmen Everett & Virginia Blodgett, 99 Prescott Street Stephen Crook, 137 Pleasant Street Jeanne Thomases, 21 Arlington Street Julie Aylward, 25 Prescott Street Joan Cotter, 49 Riverside Drive Mona Lee, 64 Riverside Drive Al Sylvia, Reading Times Chronicle Minutes Respectfully Submitted By: Kim Saunders, Recording Secretary Topics of Discussion: Case # 16-02 The Zoning Board of Appeals continued the public hearing in the Great Room at the Pleasant Street Center, 49 Pleasant Street in Reading, Massachusetts on the petition of MKM Reading, LLC who seeks a Comprehensive Permit to develop 68 units of rental housing on a 42,658 square foot residentially -zoned tract of land under Massachusetts General Laws Chapter 40B Page I 1 FQ O� r Town of Reading - Meeting Minutes '6J8olNCOR4�� Sections 20-23, with waivers from zoning requirements, on the property located at 31-41 Lincoln Street and 2-12 Prescott Street in Reading, Massachusetts. Mr. Traniello opened the continued public hearing at 7:00 p.m. Chairman Traniello read the public hearing legal notice and gave a brief overview of how the meeting should proceed. He said the parking peer reviewer will present findings, the applicant will give an update, the Board will discuss, and the public will be able to comment. Chairman Traniello stated that after the parking discussion concludes, the draft Decision will be reviewed. The Board's intent is to close the Public Hearing tonight and then schedule time on an upcoming meeting agenda to finalize the Decision. Mr. Jason Sobel of Green International Affiliates introduced himself as a traffic engineer and explained that his scope of work was limited to reviewing the loading zone options and revised parking layout. He presented his findings of the parking/loading peer review. Mr. Sobel showed the site plan with the revised parking layout, which includes 85 total parking spaces, 25 of which are for compact vehicles. He stated that providing 30% compact spaces is within the typical range for the industry. He noted that an 8.5'x16' compact space is still big enough to accommodate an average sized vehicle such as a Honda Civic or Toyota Prius. He recommended that the best way to manage the compact spaces is to assign them to individual tenants, which will prevent larger vehicles from parking in them. He opined that allowing the spaces to be utilized for either residents or visitors is not recommended, and he suggested that the visitor parking spaces be located near the entrances of the building to prevent unnecessary circling of vehicles. Mr. Sobel pointed out minor corrections that should be made to enhance the site circulation. He stated that the aisle width where the one-way becomes two-way should be wider and suggested that striping be removed to allow for this. He suggested that curbing be removed and replaced with striping at the end near the parallel parking spaces to allow for additional room for vehicle maneuvering into and out of the last parallel space. He recommended the "Do Not Enter" sign be moved out of the way of circulating vehicles. Mr. Redfern asked how the parallel parking spaces will work as the driver side door will be close to the 8' fence. Mr. Sobel clarified that there are about 1-2 feet of space between the vehicle and the fence, and that the width of the space will allow people to park a bit further out to leave room to open the door. He added that once these spaces are assigned to specific tenants, those tenants will become accustomed to maneuvering into and out of them. Mr. Jarema questioned whether the handicap spaces are sized correctly and are ADA compliant. Mr. Zuker replied that handicap spaces are allowed to be 8' wide because they are next to a 5' wide aisle. Mr. Sobel noted that two handicap spaces can share the same aisle. He stated that the spaces as designed meet ADA requirements. 2 OWN P R�i Town of Reading Meeting Minutes INCOtt� Mr. Sobel provided feedback on the three different loading zone options. Option 1 was for a 12'x30' loading space along the sidewalk at the front of the building. Mr. Sobel pointed out that Option 1 provided no clear curb cut (trucks would have to hop the curb), would be a potential hazard to pedestrians, and would necessitate continuous maintenance of the curb and sidewalk. He concluded that he did not like Option 1. Option 2 was for a 17'x30' loading zone on the side of the building off of Lincoln Street. He opined that Option 2 is the best from a function and safety standpoint because it does not impede traffic flow or pedestrian movement. He recommended the addition of a small median to separate the driveway from the loading space, as well as a stop sign and signage to alert pedestrians to expect vehicles entering and exiting the property. He commented that the 3 foot separation between the edge of the loading space and the sidewalk would provide overhang room for larger vehicles. Mr. Redfern questioned how the three parking spaces in front of the loading zone would be used. Mr. Sobel replied that those spaces should be used for regular -sized vehicles. Mr. Jarema asked about the size of a normal moving truck. Mr. Sobel replied that 30' is standard for a single unit vehicle. Mr. Jarema asked about the length of a truck with a ramp/trailer. Mr. Sobel responded that it depends on the truck; some ramps are in the back of the truck and others are on the side of the truck. Mr. Redfern suggested coning off the parking spaces in front of the loading space when people move in to allow for more room. Mr. Zuker stated that a typical 2-3 bedroom moving truck is 20', a 4-5 bedroom moving truck is 26', and the width varies from 8- 101. Mr. Sobel described Option 3, which is to convert the six 9'x20' parallel parking spaces in the parking podium to three 9'x40' loading spaces. He cautioned that the podium height will not restrict certain vehicles from entering, and that it will be hard to maneuver rental trucks into and out of a narrow inside parallel space. He also noted that Option 3 would require dual use of the spaces, which is not recommended in a situation where parking spaces are individually assigned. Mr. Sobel reiterated his opinion that Option 2 is the best option for the property. Mr. Zuker stated that his team is amenable to incorporating the recommendations by the peer reviewer into the Decision. The resident parking spaces will be assigned, with 5 visitor spaces and 8 rented or visitor parking spaces. Mr. Zuker informed the Board that the RMLD may require that the transformer be moved closer to the loading area so that their trucks can access it. He said that the RMLD is in receipt of an updated plan showing a 12'x30' loading space with a 5' path next to it, but that the RMLD has not approved the location. He suggested conditioning the permit on approval by the RMLD. Mr. Zuker also noted that the modified transformer location would result in the loss of one (1) parking space which would reduce the parking ratio to 1.23 spaces per unit. He commented that OP I? Town of Reading b Meeting Minutes 63g. /NtOP40� if the Board insists on a 1.25 parking ratio, a parking space can be added in the area currently designated as club space. He noted that his preference is not to lose club space. Mr. Redfern asked if a truck would have to back out on to Lincoln Street when exiting the loading zone. Mr. Sobel said the structural supports in the parking podium would block a truck from pulling through, so it would have to back out onto Lincoln Street. Mr. Jarema questioned whether adding a space in the club house area would impact the handicap spaces or elevators. Mr. Sobel replied that the 5' striped area next to the handicap van accessible spaces can be shared between the two handicap spaces. Mr. Caouette asked if the RMLD has specified the dimensions they need for access to the transformer. He commented that they might need space for two trucks. Mr. Chase responded that the discussion with the RMLD is ongoing. Chairman Traniello noted that the RMLD also took issue with the riser pole, and that they might need to lift the transformer, which might require two trucks. Mr. Zuker reiterated that he is waiting for RMLD feedback and is happy to have it be a condition in the Decision. Chairman Traniello opened the meeting to public comment. He stated that the Public Hearing will be closing tonight, and this will be the final comment period. He requested that the public focus on the loading and parking discussion. Ms. Virginia Blodgett of 99 Prescott Street thanked the Board for pushing for changes to the plan. She stated her concerns with the loading zone, and asked the Board to deny the waiver and to require 1 loading zone per 20 units. She opined that the Board should represent the community when writing the Decision and thus let it go to Housing Appeals. Mr. Everett Blodgett of 99 Prescott Street commented on a recent delivery to a business near the corner of Main Street and Washington Street, for which the truck parked on the sidewalk because the loading space was taken. He said this project should have more than 1 loading zone for the safety of drivers and pedestrians. He concluded that the waiver should not be granted. Ms. Jeanne Thomases of 21 Arlington Street requested clarification on times for trash removal. Ms. Julie Mercier the Community Development Director clarified trash removal is specified in the Decision to be between 8:30 a.m. and 4:30 p.m. Ms. Thomases also asked about the parking spaces along Prescott Street in light of the 20' clearance requirements on either side of the project driveway. She asked if there will be sound and lights on the exits and entrances. She requested that the garage glass be frosted. Mr. Zuker replied that the on -street parking situation (which is currently informal), will be made better via actual curbing and striping. 4 OFR 14 t r i aa. I C 639= I.VCORQO�P Town of Reading Meeting Minutes Ms. Julie Aylward of 25 Prescott Street stated that the loading zone is a big problem considering that the project includes 68 units, and that UPS and Fed Ex trucks will be constant. She asked whether the loading space would be managed so that only 1 person is moving in or out at a time. Ms. Thomases asked whether the building would have a pet policy. Chairman Traniello replied that such is not under the Board's purview, but the building will have rules and regulations. Mr. Redfern asked about the mechanical devices used on the entrances and exits. Mr. Zuker said that nothing specific has been proposed at this time, but that it can be conditioned. Ms. Mercier directed the Board's attention to a pertinent condition in the Decision. Mr. Blodgett noted that the RMLD requires two trucks beside each other to access the transformer. Ms. Mona Lee of 64 Riverside Drive opined that the project could be magnificent or it could be terrible. She said she walks everywhere and hopes the project is as beautiful as proposed, but once built it will be too late to make changes. She commented that restricting delivery times would be very difficult, and not the same as restricting trash removal times. Chairman Traniello closed the public comment portion of the Public Hearing. Chairman Traniello explained that the Board would discuss and review the Decision. He read a memo from Town Manager Bob LeLacheur that authorized the ZBA to grant the extra wide curb cut in place of the BOS. Chairman Traniello polled the Board and the extra wide curb cut was approved. Ms. Mercier stated that she will edit the condition regarding the curb cut. Mr. Traniello requested the Board review concepts and concerns and schedule another meeting to finalize the Decision. Mr. Redfern went over the comments he submitted to the Town. He stated that the developer has not submitted a landscaping plan or a revised drainage plan, and that the parking ratio should be 1.25 parking spaces per unit. Mr. Caouette gave his thoughts on the project. He said a 1.25 parking ratio should be the minimum. He commented that proposed loading zone Option 2 is unacceptable and questioned whether RMLD will approve the transformer location. Mr. Caouette opined that the Decision is not specific and asked that all ambiguous language be removed. Mr. Geoff Engler stated that Chapter 40B only requires schematic plans not final construction details. He stated that any proposed signs will meet the Zoning Bylaw requirements. Chairman Traniello stated that at some point the Board will need final plans and the Applicant will have to provide building permit plans. He said the Board will need to assure that the plans are consistent with the approval. Mr. Zuker confirmed that the final plans will comply with the approval. Contractor Matt Grosshandler from Bald Hill Builders stated that construction details 5 OFR c � 0�5J9. jR4oa�� Town of Reading Meeting Minutes and management plans will be approved by the Town. Ms. Mercier explained the Town's pre - construction process and the oversight employed for all projects. Ms. Hackett agreed with the Board that the Decision needs to be discussed. She said the parking ratio should be 1.25. She stated that she is still struggling with the loading zone option given the congestion in the area. Mr. Pernice stated that he is okay with a 1.23 parking ratio because he does not want the club house space to be impacted. He suggested keeping the 8 resident/visitor parking spaces as visitor spaces until the building is 100% occupied and then assigning them to individual units as needed. He said that moving should be coordinated so not more than one truck is on the site at a time. Mr. Jarema listed the four contentious items with every project once it is occupied: parking - people are territorial; loading/unloading - impacts parking and traffic flow; trash — pickup times; snow — people become uptight, spaces must be cleared. Mr. Jarema expressed concern about specificity in the Decision. He said that auto industry and driver trends indicate that the compact parking spaces are okay. He agreed that loading zone Option 2 is the only one that fits the location. Mr. Jarema stated that he is concerned with public safety, and asked about the height of an ambulance and the ability for future emergency vehicles to fit under the parking podium. He expressed concern with the drive aisles, but acknowledged that they meet State standards and are probably okay. He requested that the Applicant provide final plans for ZBA approval showing an RMLD-approved transformer location, modifications to the plans based on the peer review recommendations, and a final landscaping plan. Mr. Jarema asked whether the Police and Fire Departments have indicated that they are okay with the proposed building and site layout. Ms. Mercier stated that they have. Mr. Jarema cautioned the Applicant that any proposed signage should meet the requirements of the Zoning Bylaw, or the Applicant will have to request a variance from the Board. Ms. Donna Brewer clarified that the 40B process does not require that the Board vote on final plans, rather details provided in the schematics. Ms. Brewer explained that the Board can craft conditions so that specific requirements must be met on the final plans. She stated that additional information and evidence from the Applicant can be provided during the 40 -day Decision writing period to help the Board finalize their conditions. Ms. Mercier asked for clarification on this point. She stated that her understanding is that once the Public Hearing closes, no new information can be provided by the Applicant or the public. Ms. Brewer agreed, but noted that it might be possible in limited circumstances for the applicant to bring information to the attention of the Community Development Director or other Town staff while the written decision is being prepared. Town of Reading Meeting Minutes Mr. Jarema commented that the loading zone and transformer are major issues that need to be resolved. He said he would like to have an updated Draft Decision. Chairman Traniello commented that based on Ms. Brewer's suggestions, the draft Decision can include conditions regarding the outstanding concerns. He suggested that the Board might want to review plans after the fact to ensure they are consistent with the requirements of the Decision. Ms. Mercier clarified that Town staff could work with the Board as needed to ensure this. Ms. Brewer reminded the Board that they did not have to vote on the Decision yet, but could simply vote on guidance if desired. The Final Decision can be voted on in another open meeting. Mr. Jarema stated he would like to see Mr. Sobel's suggestions regarding assigned parking and visitor spaces become conditions in the Decision. Ms. Mercier indicated that they already are, and alerted the Board to the specific conditions. Mr. Jarema suggested that the remaining thirteen spaces be used as visitor parking all the time. Mr. Zuker responded that the idea is to leave some of the thirteen spaces open for rental in case some tenants have more than one car. He stated that his team reviewed the draft Decision and is comfortable with it. He stated that he is happy to come back after the hearing closes and show the Board revised plans. Chairman Traniello reminded the Board that the hearing needs to close, and opined that additional materials are not needed at this time. He stated that the Decision can be finalized at another open meeting. He noted that there is a condition regarding Board review of substantial changes, and asked Ms. Brewer for clarification on how the Board would determine what constitutes a substantial change. Ms. Brewer stated the 40B Regulations do not define substantial. Mr. Redfern reiterated that if the RMLD requests the transformer to be moved, the parking ratio should not drop below 1.25 spaces per unit. Mr. Zuker agreed that this requirement can be met, and explained why he is confident that the proposed transformer location will work. Mr. Engler complimented Ms. Mercier and Town Counsel for capturing concerns in the detailed Decision. He suggested that future changes to the draft Decision be done via track changes and distributed. He clarified that once the Public Hearing is closed no new information can be submitted, and reminded the Board that they have 40 -days to finalize the Decision, and then another 20 -days to file it with the Town Clerk. Ms. Mercier clarified that the Board actually has 14 days to file the Decision. Ms. Brewer corrected her earlier statement and noted that the 40B Regulations (760 CMR 56.07 (4)) do define substantial. She told the Board that they can add to it to make it more specific if needed. The Board discussed upcoming meeting dates. Ms. Mercier suggested they take up discussion of the Decision on February 2"d, as Town Counsel would already be present for another matter. 7 0� FR glji r -54 w 6J9, INCORYo�4 Town of Reading Meeting Minutes On a motion made by Mr. Jarema, seconded by Mr. Redfern, the Zoning Board of Appeals moved to close the Public Hearing, and to review the draft Decision at an open session on February 2, 2017. Vote was 6-0-0 (Traniello, Jarema, Caouette, Hackett, Redfern, Pernice). Adjournment On a motion by Mr. Jarema, seconded by Mr. Caouette, the Zoning Board of Appeals moved to adjourn the meeting at 9:17 p.m. Vote was 6-0-0 (Traniello, Jarema, Caouette, Hackett, Redfern, Pernice). Documents reviewed at the meeting: ZBA Agenda 01/19/17 New Information: • Parking/Loading Peer Review Presentation, dated 1/19/17. • Memo from Community Development Director to Board, dated 1/17/17. • Draft Decision, dated 1/17/17. • Parking/Loading Peer Review Report from Green International Affiliates, dated 1/10/17. • Letters received from residents since December 15th hearing.