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HomeMy WebLinkAbout2016-10-20 Zoning Board of Appeals Minutes°F c Town of Reading I Wj�J G,f1 Meeting Minutes fiECIYE D Vi' I OWH C! Y RE ;DING. Board - Committee - Commission - Council: Zoning Board of Appeals 2011 APR 19 P 4 2t Date: 2016-10-20 Time: 7:00 PM Building: Pleasant Street Senior Center Location: Great Room Address: 49 Pleasant Street Purpose: General Business Attendees: Members - Present: David Traniello, Chairman John Jarema Damase Caouette Kathleen Hackett Robert Redfern Erik Hagstrom Nick Pernice Members - Not Present: None Others Present: Town Representatives: Jean Delios, Assistant Town Manager Julie Mercier, Community Development Director Chris Heep, Town Counsel Reading Village 40B Development Team: Matt Zuker, MKM Reading Ken Chase, MKM Reading Geoff Engler, SEB LLC Peter Bartash, Cube 3 Studio Public: Virginia & Everett Blodgett, 99 Prescott Street Christie Moore, 75 Green Street, Unit 2 Pamela Adrian, 37 Ash Street Nick Gagnon, 76 Washington Street Nicholas Aiello, 44 Vine Street P. Stoddard, 96 Washington Street Lois Bell, 35 Washington Street Kevin Sexton, 20 Emerson Street Julie Aylward, 25 Prescott Street James Newell, 32 Prescott Street Joe Barletta, 1 Fulton Street Raymond, 197 Sanborn Street Minutes Respectfully Submitted By: Kim Saunders, Recording Secretary Topics of Discussion: Case # 16-02 Page I 1 Town of Reading Meeting Minutes JS> I,4COR4� 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 72 units of rental housing on a 42,342 square foot residentially -zoned tract of land under Massachusetts General Laws Chapter 40B 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. Mr. Traniello gave an update on progress since the last meeting. He stated that new information was submitted including updated site plans, information on lighting, a draft O&M Plan, and an updated waiver request list. He noted that the Engineering peer review consultant and the Town Engineer submitted comments on the revised plans, and that the Applicant's engineer responded to both. He pointed out that Town staff have compiled materials for the Board to review in order to draft a Decision, and that the draft Decision will be discussed at the November meeting. Mr. Matthew Brassard of Nitsch Engineering presented his peer review of the modified plans. He described the process to date: he submitted a review letter, the Applicant responded, a conference call was held, he responded with another letter, and further revised plans were submitted tonight by the Applicant. He went through items of concern and noted the following: the loading area has been moved; the parking count has been clarified; the Applicant needs to fix several curb cuts that do not comply with Architectural Access Board standards; the Board is in receipt of the Town Fire and Police comments; the back of the property will be screened with a 6' fence; the photometric plan needs to be revised to address building lighting; there is no location for exterior trash storage; snow storage areas conflict with landscaped areas; additional information is needed on spot grading; vehicle access to the building has been clarified; and construction erosion controls have been augmented and added to the revised plans. Mr. Brassard continued his presentation with a discussion of site utilities and capacity. He said that substantial information was received from the Town in regards to inflow and infiltration, but that no information on flow metering or morning peak hour capacity was included. He noted that the Applicant has agreed to do spot observations at the manhole. As the estimated flow discharge for the proposed building is less than 3% of total pipe capacity, he does not anticipate capacity issues with the sewer system. The MWRA data was reviewed to see if the development would affect the downstream pumping stations, and it was verified that the building will only require a very small fraction of the pump station capacity. The Weston and Sampson water study that was done several years ago does not reveal any concerns with pipe deficiency, but the study is old, so the Applicant should do a Hydric Flow Test to confirm water pressure. The Fire Flow test that was conducted several years ago should be adequate for fire code capacity and pressure. The sewer pipe service size may need to be modified. The drainage calculations seem consistent with standard engineering procedures. The Applicant is working with the RMLD to determine transformer location and screening. Mr. Matt Zuker from MKM Reading updated the Board. He explained that a 30' long loading zone and a 16' long transient zone have been designated within the Lincoln Street right-of-way. 2 �N I? JO 'mac Town of Reading - V Meeting Minutes s�q, i.vcaxv°ar A waiver request has been submitted, but they will meet with the BOS to get their opinion. The trash room has been modified to include a compactor that will be removed by a private company; this is reflected in the draft O&M Plan. The Plan also includes snow removal and storage, and tenant move -in and move -out processes. There is a meeting scheduled with RMLD which will include the transformer location and screening. Mr. Zuker showed the Board some 3D modeling renderings and elevations of the project. He pointed out that the maximum height is 48.4 feet at the corner of the building. He showed the photometric plan, and explained that lighting on the back of the building is no longer proposed. He opined that wall sconces and lighting from the garage bollards will be sufficient. The lighting impact at the property line is 0.0 or 0.1 lumens. Mr. Jim Burke of DeCelle-Burke & Associates, Design Engineer for the project, acknowledged the peer review from Nitsch Engineering and stated that some comments and concerns have been addressed. He went through the revised civil drawings and noted the following: area drains in the garage are tied to the sewer per the Plumbing Code; roof drains are connected to Cultec units; the exterior catch basins are connected to Cultec units and recharge to the groundwater. The system is designed to handle the one -hundred year storm event with overflow. He reiterated that the transformer location would be reviewed by RMLD. He explained the calculation for the amount of trash anticipated and said that the trash compactor is connected to a 2 -yard dumpster, which detaches from the compactor and will be removed by the trash company. Mr. Zuker described the existing on -street parking, which currently has no curb. The proposal shows 115' of curbing installed, which allows 9 on -street parking spaces with 2 loading service zones. Mr. Zuker stated that the revised plans will be put into one package as the Plan of Record, which will be submitted to the Board before the next meeting. Mr. Traniello asked for comments from the Board members. Mr. Hagstrom agreed that hydrant testing should be done to make sure there are no safety issues. He acknowledged receipt of the draft O&M Plan, but stated that it was distributed to the Board too late to review before the meeting. Mr. Caouette stated his concerns with the density of the project and parking. He questioned the reference made earlier in regards to BOS participation in the process of approving the loading zone. Mr. Brassard explained that the BOS typically approves any re -designation of use in a public right- of -way; which typically occurs outside of the ZBA process. Mr. Zuker responded that local permits fall within the 40B Comprehensive Permit process, but stated that they are willing to meet with the BOS to get their feedback. Mr. Brassard pointed out that the loading spaces are beyond the limits of the parcel and thus outside of ZBA review. Moreover, a public loading zone should not be considered the same as sewer/water, which are incidental to the project. � OFB r 4J9 iNCORto Town of Reading Meeting Minutes Mr. Chris Heep, Town Counsel, explained that matters within the right-of-way are tricky with regards to the 40B process, and requested more time to review the situation. Mr. Zuker explained that they are not asking for exclusive use of the loading zone, it just happens to be in the front of their building. Mr. Caouette questioned if there was contamination on the property. Mr. Zuker answered that a Phase II environmental study of the property was submitted, which did not show elevated levels in the groundwater. The soil at 2-12 Prescott Street had minor stuff in it and will be excavated and delivered to a different site. He noted that the Town witnessed the soil testing. Mr. Pernice commented that he liked the new trash compactor plan. He questioned if there were safety issues posed by not providing lighting at the back of the building, and he requested that the Applicant get a second opinion on this. He asked for clarification on the statement that the water infiltration system can handle a100 -year storm. Ms. Hackett commented that the peer review has been helpful. She has not had the chance to review the list of waivers. She noted that parking is still an issue, at 72 units with 73 spaces. She commented on the traffic in the area, and that the lack of on-site parking will impact the residents and neighbors. She questioned if there would be a bus stop for the children. Mr. Zuker responded that the option for a bus stop will be explored. He noted that there is plenty of parking downtown, such as the 150 spaces across the street from the project, and that they are working with Town staff on a parking solution. He stated that the building is not taking away on - street parking. Mr. Jarema stated that he needs more time to review the engineering plan and the O&M Plan. He questioned what the target population for the project will be. Mr. Zuker answered that the unit breakdown is fluid, and that the number of 3 -bedroom units is only required to be 10% of the total project units. Mr. Jarema questioned if the project is still estimated to accommodate 168 residents. He opined that the reduction in the building height was positive, but the number of units has not changed substantially. He said that 5 major factors control the number of units and the site function: (1) parking and the impact visitors will have at certain times of the day and year; (2) loading zone and how critical it is for people moving in and out, and the impact it will have if it blocks traffic; (3) trash compactor and if there will be recycling; (4) elevator - two is a positive; and (5) snow removal, which will be a challenge. Mr. Redfern commented that the sewer in front has good capacity, but asked what happens downstream. He asked if the Town Engineer had a chance to review. Mr. Burke explained the process and that the pipe size increases as the flow moves away from the site. O� FR yc •moi h 6J9'/NCORQ��P Town of Reading Meeting Minutes Mr. Brassard reiterated that the material received from the Town Engineering Division was for inflow and infiltration but does not relate to system capacity. A capacity study does not exist at this time. He said that the Applicant agreed to do a visual observation of capacity at a morning peak hour, which should be witnessed by the Town. The result should be shared with the Board. He opined that he would be surprised if there was a capacity issue. Mr. Redfern questioned the overflow from the groundwater recharge. Mr. Burke answered that any recharge overflow will not be connected to the drain system and thus the pipes will not be impacted by the peak storm event. Mr. Redfern questioned if Pere tests were done for the soils. Mr. Burke replied in the affirmative and stated that the Pere test data is on the plans. Mr. Redfern asked how the construction process will be handled. Mr. Zuker said that a detailed construction plan will need to be reviewed and approved by the Town. Mr. Redfern asked about the Town Engineer's concern that snow storage areas conflict with landscaped areas and parts of the building facade. Mr. Geoff Engler of SEB LLC said the Board could set parameters regarding snow mounds and sight line blockage. At a certain point, snow must be hauled off-site. Mr. Zuker added that snow removal is addressed in the O&M Plan. Mr. Traniello encouraged the Applicant to work with Town staff on outstanding items, and asked for complete materials in order to draft a Decision. He noted that the waivers still need to be reviewed, and that the O&M Plan should be edited to better reference the project. Ms. Delios asked for clarification on the transformer location. Mr. Ken Chase of MKM Reading said the transformer would be screened once the RMLD has approved the location. Ms. Delios questioned if the area might be too busy considering it is also near a handicap ramp. Mr. Heep asked if the garbage trucks could enter into the garage. Mr. Burke answered it depends on the contractor and the size of trucks. Mr. Zuker clarified further saying it could be rolled out so the contractor can empty the compactor. Mr. Traniello opened the meeting for public comment. Ms. Lois Bell of 35 Washington Street requested better notice before the meetings. She asked that the materials be given to the Board and Town in a timely manner. She asked for clarification on the number of parking spaces. It was confirmed that 73 parking spaces are proposed. Mr. Nick Gagnon of 76 Washington Street questioned whether the lack of access to the rear of the building is still a fire safety issue. Could a ladder access the roof of the building? He opined that number of parking spaces is still an issue. He reminded the Board that on -street parking is not allowed in Reading at night. He commented that the proposed loading zone should be four spaces not two. He expressed his dislike for the rendering of the building. OFR Town of Reading Meeting Minutes 1NCOR?04P� Mr. Everett Blodgett of 99 Prescott Street commented that in the last forty years the sewer has exceeded the capacity three times. He opined that sloped roof would be a big safety issue in the winter. He questioned if the loading zone would be sufficient. He gave an example of a house that was recently sold that caused the traffic to back up to Summer Avenue on moving day. Ms. Christie Moore of 75 Green Street commented that commutes by train, but uses her vehicle for grocery shopping. She added that the train lot fills up quickly in the morning. Mr. Ray McHugh of 19 Sanborn Street said that he worked at Atlantic Food Mart and questioned if the Applicant knows of the stream that runs underneath Doucette's building. Mr. Nick Aiello of 92-94 Washington Street commented on the size and scale of the building. He asked if any adjustments were made to increase privacy at the back of the building. Mr. Zuker pointed out that the balconies have been removed, and that due to the requirement for the drive aisles to be widened, there will be no outdoor area. He agreed to go over fence details and landscaping with the abutters. Ms. Julie Aylward of 25 Prescott Street questioned what the tenants would do when they have big items to dispose of. Mr. Zuker stated that the details would be worked out in the O&M Plan. Mr. Blodgett of 99 Prescott Street commented on the number of windows and questioned the impact of glare on the abutting properties. Mr. Paul Stoddard of 96 Washington Street questioned how the fence would stop a car from going onto his property. Mr. Zuker said that curbing is proposed as well. Mr. Joe Barletta asked about the ramp near the transformer. Mr. Traniello closed the meeting to public comment. Mr. Traniello reviewed the timeline: the public hearing must close on December 15, 2016, and then the Board has 40 days to render a decision. Before the next meeting, the Board will review materials and work with staff to prepare a draft Decision. The petitioner agreed to continue the public hearing to November 10, 2016. Ms. Delios reminded the Applicant that it is helpful if staff receive materials well in advance of the meeting. On a motion by Mr. Jarema, seconded by Mr. Redfern, the Zoning Board of Appeals moved to continue the public hearing to November 10, 2016. Vote was 7-0-0 (Redfern, Jarema, Caouette, Traniello, Hackett, Hagstrom, Pernice). Adjournment 2 o` FR k J6'T9: MconQoaP�' Town of Reading Meeting Minutes On a motion by Ms. Hackett, seconded by Mr. Hagstrom, the Zoning Board of Appeals moved to adjourn the meeting at 8:30 p.m. Vote was 7-0-0 (Redfern, Jarema, Caouette, Traniello, Hackett, Hagstrom, Pernice). Documents reviewed at the meeting: ZBA Agenda 10/20/16 New Information: • Civil Plan Set dated 9/12/16, revised 10/17/16, revised and submitted at hearing 10/20/16. • Civil Engineering Sketches, dated 9/12/16, revised 10/17/16. • Drainage Report, dated 9/12/16. • Civil Engineering Peer Review, dated 9/30/16 o Applicant Response to Civil Engineering Peer Review, dated 10/7/16. o Civil Engineering Peer Review Response to Applicant, dated 10/18/16. • Memo from Community Development Director to Board, dated 10/13/16. • Photometric Plan & Lighting Specifications, dated 10/14/16. • Draft Operations & Maint. Plan, dated 10/18/16, revised and submitted at hearing 10/20/16. • Waiver Request List revised and submitted at hearing 10/20/16. • Existing and Proposed Perspectives and Elevations, submitted at hearing 10/20/16. 7