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HomeMy WebLinkAbout2016-07-21 Zoning Board of Appeals MinutesOFREA�� Town of Reading E. Meeting Minutes 3J9: 1,4CONP��P Board - Committee - Commission - Council: Zoning Board of Appeals Date: 2016-07-21 Building: Pleasant Street Senior Center Address: 49 Pleasant Street Purpose: General Business Attendees: Members - Present: David Traniello, Chairman John Jarema Damase Caouette Robert Redfern Kathleen Hackett Erik Hagstrom Nick Pernice Members - Not Present: None Others Present: Time: 7:00 PM lows LEO- FNECEIVED rov;r,zci�r�; RENDING. 2911 APR 19 P 4: 2 jl , Location: Great Room 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 Matt Roman, MKM Reading Geoff Engler, SEB LLC Peter Bartash, Cube 3 Studio Public: Gordon McIntosh, 14 Plymouth Road Christine Moore, 75 Green Street Christine Hansen 30 Haven Street Patrice Hansen, 30 Haven Street Everett and Virginia Blodgett, 99 Prescott Street Kathy Rovnak, 86 Sunnyside Avenue Nick Gagnon, 76 Washington Street Julie Aylward, 25 Prescott Street Jeanne Thomases, 21 Arlington Street Stephan Weynicz, 38 Minot Street Jonathan Barnes, 41 Pratt Street Peter Autges, 21 Prescott Street Mary Ellen O'Neill, 125 Summer Avenue Roger Borlose, 518 Summer Avenue Sarah Oakes, TBA Architects, Inc. Russell Feldman, TBA Architects, Inc. Minutes Respectfully Submitted By: Kim Saunders, Recording Secretary Page 1 1 O� FJ? N Town of Reading bl Meeting Minutes 6J9lNiDRQQ�P 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 77 units of rental housing on a 36,604 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 39-41 Lincoln Street and 2-12 Prescott Street in Reading, Massachusetts. Mr. Traniello opened the public hearing at 7:00 p.m. He introduced himself as the new Chairman of the Zoning Board of Appeals, and gave an overview how the public hearing will be conducted. He requested the posting to be updated. Mr. Matt Zuker gave a brief overview. He stated they have been addressing the comments received from the peer review and the details are still being worked on. He added they will be presenting to the civil engineer consultant next week. The Operations and Maintenance plan will be prepared. He expressed his opinion the project is moving forward with the architect, civil and traffic concerns. He informed the Board the landscape architect will be presenting and showing the proposed fence in the rear of the property. The Traffic and Parking peer review, Mr. Bill Scully with Green International provided a presentation looking at the responses from the applicant's consultant. He said in general the traffic questions and potential issues have been resolved. He said the parking issues would need additional attention, and the vehicle circulation and design are a concern. He added the mitigation program needs to be finalized and he listed recommendations. Mr. Zuker responded to what was stated by Mr. Scully. He said he will be seeking approval for 1 parking space per unit. The parking ratio is on the list of waiver's that will be requested. He gave examples of developments that received approval for having parking spaces that are less than what is required by a Town. He commented 30 Haven Street utilizes one parking space per unit. He will present the data to the Town to backup what he stated. Mr. Jarema questioned how many parking spaces are proposed in the new plan. Mr. Zuker responded there are 72 parking spaces for the 72 units. Out of the 72 parking spaces, there will be a minimum of 4 handicap parking spaces. He added a study was conducted around the Town and there is plenty of parking. There are options that will be investigated to gain additional parking for the development. Mr. Chase explained that the handicap spaces do not have to be dedicated for handicap only. Mr. Jarema questioned if the development should be considered commercial. Mr. Chase responded the building is residential and he has clarified with the Architectural Access Board. Mr. Jarema expressed his concern that the 72 parking spaces only provide for the residents who live there. He questioned where a healthcare provider would park if one was needed by a resident. He asked how the parking spaces will be managed; and if 1 parking space per unit will need to be in the rental agreement. Page 1 2 Town of Reading Meeting Minutes Mr. Roman implied the residents at 30 Haven Street have a reduction in their rent if they do not utilize their parking space. The Town staff stated that this was untrue. Mr. Zuker commented the market will dictate who will rent. If two parking spaces are needed, they might lose those residents. He feels comfortable that residents will utilize the MBTA that is 60' from their home. The Architect peer reviews, Ms. Sarah Oakes and Mr. Russell Feldman from TBA Architects, Inc. provided a presentation reviewing the site and building. Mr. Feldman commented the applicant have met many of the concerns previously submitted. He expressed his opinion the development will be a positive presentation for the community. Mr. Feldman said the site is well located for this type of project. He said the density has changed from 92 units per acre to 72 units per acre, and the total bedroom number has decreased. The changes make the density 5% lower than 30 Haven Street. Mr. Feldman commented the applicant's landscape plan has been reviewed, and suggestions were made on the types of plants that should be planted. Mr. Feldman described the building elevation. He said it is a mix masonry structure, with a flat roof with dormers on the 4th floor. There will be front glass store front proposed on Lincoln Street. The proposed building is the same height as the existing building. He said the development is a significant improvement for the community. Mr. Feldman commented on the sun studies the applicant provided. The shadows are falling on the parking or vehicles, not on the residents. The majority of the sun is where the paving is located. Mr. Feldman presented the civil plan showing the two circulation graph. Mr. Feldman commented the view from the Washington Street abutters is misleading. He suggested modification should be explored. The plan shows a green area when in actuality vehicles will be allowed in that area. Mr. Feldman said the garage clears 7'-6" and all vehicles will be entering the garage. Mr. Feldman suggested the 4`h floor dormer configuration should be looked at. The dormer creates reduction in the 4th floor units. If the roof is steepened it will raise the height of the building. He complimented the windows and said they will work well with the building. Mr. Feldman said the proposed setbacks changes should be verified with Town for approval. Mr. Feldman complimented the proposed Lincoln and Prescott Street perspective. He added the building will enhance the neighborhood. OFR' Town of Reading b Meeting Minutes lsJ9'4COR40a* Mr. Feldman reviewed the proposed architectural ground floor plan. He questioned why there were no provisions for the garbage truck to be able to pull over out of the traffic flow. Mr. Feldman said the 72 parking spaces per unit could be a possibility. If the roof height is raised it would impact the building appearance. He questioned if the emergency vehicle could enter the garage if the 7'-6" is allowed. He said the Operations and Management plan should provide information on snow and trash removal. Mr. Feldman reviewed the parking areas. He commented on the 4 handicap spaces and the no visitor spaces. He said bicycle parking should be designated. He agreed the transportation site will encourage different type of movements. Mr. Feldman said the proposed civil plan will impact on street parking for a loss of 8 current parking spaces. He encouraged seeking a solution that doesn't lessen the neighborhood parking; and requested onsite pickup and drop off. Mr. Feldman reviewed the proposed architectural ground floor plan. He commented on the plan showing the elevator opening up to the parking space, and wanted to make sure he received the most updated plan to review. He stated the club area is not programmed as to date and questioned if it will be utilized as the building lobby. He suggested reconfiguring the stairs if it is the lobby. Mr. Feldman reviewed the proposed Lincoln and Prescott Street corner perspective. He said the commercial feel function is good. The windows will allow the opportunity for community postings. He recommended utilizing the club area, and giving the residents direct access to use the lobby stairs. Mr. Feldman reviewed the proposed architectural second and third floor. He said the public spaces are more amendable. The elevator is satisfactory for emergency personnel. He commented the chutes for the trash and recycling is tight. Mr. Feldman reviewed the proposed architectural ground floor plan. He said the egress stairs work Mr. Zuker responded to the rear elevation comment from Mr. Feldman. He said the plan was only trying to capture the elevation. The details will be worked on and continue to change. He will look into the parking that is allowed on the street and the impact. He agreed bike parking would be beneficial. Mr. Jarema commented on the height of the parking underneath the structure. He stated the clearance is low and questioned if a SUV would be able to fit. He asked for the 1" floor to be raised for safety reasons. He said the Board needs to look at the waiver request before they can make a determination. Mr. Zuker responded they are continuing to revise a waiver list, but a final list will be submitted. 4 FR di y �t '6'T5: /NCOR4�AP� Town of Reading Meeting Minutes Mr. Bartash responded to the garage height concern. He said the building code requirement is 8'-2" for van access. The 7'-6" is the lowest point of the garage. He has designed and built other projects with the same garage height. Mr. Zuker said the garage at 30 Haven Street will be looked at. Mr. Jarema commented the garage is for future vehicles not only today's. Mr. Feldman added the site is tight, and there is no access to pull over. The emergency vehicle concern is a larger issue than parking, but possibly can be worked out. Mr. Richard Kaltman the Landscape Architect provided a presentation. He said changes were made on the proposed planting based on the peer review suggestions. He said the plants will stand up to plowing and provide massive screening where needed. The plantings will look good in the summer and off seasons. Mr. Traniello questioned the height of trees at Prescott and Lincoln Street. He wanted assurance the store front will not be covered up. Mr. Kattman answered the trees will change in height and the windows will not be covered up. Mr. Traniello questioned if the canopy trees on the south side would provide screening for the abutters. Mr. Kaltman responded the trees will be planted at 16-18' in height, but will eventually grow to 25-30'. Mr. Redfern questioned what type of fence will be installed. Mr. Kattman responded the applicant will work with the abutters for their decision. Mr. Redfern stated his concern with the plantings on the property line and the width of the sidewalk on Lincoln and Prescott Street. Mr. Jarema stated his concern how plantings on the southern and westerly side will be maintained if planted on the property line. Mr. Zuker commented he will have a discussion with the Town in regards to the sidewalk and setbacks. Mr. Jarema questioned if small dogs would be permitted. Mr. Zuker answered he has not thought of allowing small dogs. Mr. Jarema asked the Town staff how they felt the project was progressing. Ms. Mercier said she distributed a memo that was drafted today. Mr. Redfern said he had concern about the parking only allowing for residents. He questioned where the residents could be dropped off. He asked for a parking and trash narrative addressing the outstanding concerns. He questioned the two elevators being located together. He agreed the 5 F i? Town of Reading Meeting Minutes fNCOkpO�P abutters should have an opinion on the type of fence that should be installed. He wanted to know if the applicant would need a temporary easement from the abutters to maintain the shrubs and fence. He stated he had concern with the storm water control. He asked the applicant to coordinate with the Town for the required sidewalk width. Mr. Zuker clarified Mr. Redfem's question regarding the building being a mix use. He said it is all residential. Mr. Hagstrom agreed written narratives and an Operation and Management plan will need to be submitted. He said the parking is problematic, even though the development is transit oriented 1 parking space per unit is not appropriate. He would like a written narrative to see how this will be handled. Ms. Hackett agreed with everyone, parking is a concern. She said the area is congested. She would like to see answers to the outstanding questions with specific answers. Mr. Caouette commented it will be a beautiful asset to the community. He suggested making the development 3 or 4 floors. He said the change will handle the safety concerns that have been stated. He would like to see a plan on snow removal. He requested moving an elevator to one end of the facility to help the residents who have to walk the long hallway. He would like to see the Town departments who are impacted comment on the proposal. Mr. Pernice said the parking is a concern, and the lack of drop off and pickup spaces. He agreed the abutters should have an opinion on the type of fence. He recommended the applicant hire a landscape design services to guide the abutters on options with their property. Mr. Jarema requested the list of waivers. He said he had a major concern for a lack of a loading zone for a 72 unit building. He requested a construction set of plans to see how the building will be built. Mr. Traniello requested the outstanding items be addressed. He requested a list of the affordable units. He asked the civil engineers to address the drainage and turn concern. He would like to see the Decision started by the next meeting. Mr. Traniello opened the floor to Public Comment. Mr. Gagnon of 76 Washington Street said he appreciates the effort of the developer to provide privacy with the landscape. He questioned the choice of evergreen plant and the maintenance of it. Mr. Gagnon commented on the parking and said the developer should consider 2 parking spaces per unit. He said the residents with 2 vehicles would park in the neighboring street. He stated the Town does not allow overnight parking in the winter. 11 FR o � O�sJq./NCOR40�P� Town of Reading Meeting Minutes Ms. Maryann Downing of 13 Heather Drive read information from the 2009 Town study before there was a development downtown. She said the development would need to be 48 units to get a 1.5 parking spacer per unit. She stated since the Town does not allow on street parking in the winter, she requested the Board not to grant a privilege to Reading Village. Mr. Stephen Weynicz of 38 Minot Street questioned when the civil engineer peer review would be doing their presentation. He acknowledged the third parcel makes it a vastly improved project. He asked if the large brick face panel will be used for advertising. Mr. Zuker responded he has not considered utilizing the panel as an advertisement board. Ms. Christine Hanson of 30 Haven Street questioned the site for accessibility. She said there is a large number of seniors and disabled residents who want to be downtown. She questioned where the Para transit driver would park. She agreed the 1 bedroom unit would be great for seniors who would like to downsize. She questioned the following: width of the sidewalks and ramps; if the handicap spaces are located next to the elevator; if the handicap apartments are close to the provisions and why the 2"d means of egress is on the far end. Ms. Julie Aylwood of 25 Prescott Street stated the present building was built 100 years ago. The area is now residential not commercial. She said there is no outside space and feels the developer should pay a Town fee for the residents to use Washington Park. Ms. Eileen Manning of 90 Sunnyside Avenue questioned if the west side landscape would cover the windows. She requested a floor be removed and the setbacks to be increased. Mr. Everett Blodgett of 99 Prescott Street questioned how the development would impact the sewage and infrastructure. He expressed his opinion that a 72 unit development is huge for an infrastructure. He said the area is utilized by walkers and had concern with the snow falling from the roofs onto the sidewalks. Ms. Maryellen O'Neil of 125 Summer Avenue asked the Board not to grant the request for density and front setback waiver. She stated her dislike of the appearance of the building and requested the units be decreased to 45-50 units. She requested the applicant to create green space. Ms. Jean Thomases of 21 Arlington Street said she had concerns with the exits and signaling. She requested frosted glass rather the proposed clear. Ms. Virginia Blodgett of 99 Prescott Street asked if the Town is satisfied with palatable. Mr. Traniello closed the meeting to the public. Mr. Jarema asked the applicant who is the intended target for rentals. Mr. Zuker responded the intent is people who want to be by the MBTA. He believes it will be mixed. He said the 3 bedroom units are required by the State. He agreed senior residents are a good point VA FR � r is3�+'NCO4p0�"¢� Town of Reading Meeting Minutes Mr. Zuker said the parking ratio will continue to be discussed, and the loading dock issue will be considered. Mr. Traniello asked when the public hearing could be continued. He said he would like to see narratives and the outstanding items to be addressed. He requested the initial draft of the Decision to be available. Mr. Traniello said if the public hearing was continued to August 18`n there would be a quorum issue. After a discussion, the Board agreed the public hearing will be held on August 25`n On a motion by Mr. Redfern, seconded by Mr. Jarema, the Zoning Board of Appeals moved to continue the public hearing to August 25, 2016. Vote was 5-0-0 (Redfern, Jarema, Caouette, Traniello, Hackett). Adjournment On a motion by Mr. Caouette, seconded by Mr. Jarema, the Zoning Board of Appeals moved to adjourn the meeting at 9:30 p.m. Vote was 7-0-0 (Traniello, Jarema, Caouette, Redfern, Hackett, Hagstrom, Penrice). Documents reviewed at the meeting: ZBA Agenda 7/21/16 Documents Submitted by Applicant: W