Loading...
HomeMy WebLinkAbout2017-04-03 Community Planning and Development Commission Minuteso�N of j? Town of Reading G• � Meeting Minutes '9' INCONQ0PP� Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2017-04-03 Time: 7:30 PM Building: Reading Town Hall Address: 16 Lowell Street Purpose: General Business Attendees: Members - Present: FjEGElVEU READING. M-MSJ. 1011 APR 20 A 8: 1 i Location: Selectmen Meeting Room Session: Version: Chair Nick Safina, John Weston, Dave Tuttle Members - Not Present: Karen Goncalves-Dolan Others Present: Community Development Director Julie Mercier, Administrative Assistant Caitlin Saunders, Brandon Simpson, Michael Morrison, John Romano, Dan Fantasia, Tony D'Arezzo, Karen Herrick, John Sutherland, Jack Sullivan, Khanh Nguyen, Aram Boornazian, Stephanie Dubanowitz, Gregg Elliottt, Roy Runn, Bill Cowie, Fang Yu, Will Finch, Jun Feng Minutes Respectfully Submitted By: Topics of Discussion: Chair Nick Safina called the meeting to order. Permit Extension Request Applicant• Brandon Simpson, 306 Main Street Brandon Simpson was present on behalf of the Application. Mr. Safina read the Permit Extension Request into the record. Mr. Simpson explained that he would like to extend his Site Plan Approval for the property for another year so he can move forward with his plans. Ms. Mercier said the existing Site Plan Approval expires on May 18, 2017. Mr. Tuttle moved to grant a Permit Extension at 306 Main Street until May 18, 2018. The motion was seconded by Mr. Weston and approved with a 3-0-0 vote. Approval Not Required Plan AAoplicant• Michael Morrison 20 Dunbar Road and 19-23 Hurlburt Road Michael Morrison was present on behalf of the Application. Dan Fantasia of 183 Forest Street asked whether the lot lines can be changed again after the plan is endorsed. Mr. Weston explained that the lot lines can be adjusted again, but that the lots cannot be carved up into a number of smaller lots unless they meet frontage and area requirements for the S-15 Zoning District. Page 1 1 Ms. Mercier summarized that the Town's Zoning Bylaw contains lot area, lot frontage, and lot shape requirements for each Zoning District in Town. John Romano of 26 Hurlburt Road asked why the street dimensions shown on the plan are labeled as "various widths." Mr. Weston explained that the ANR Plan is not a plan for what has to happen to the road, or a plan for development, it is a plan of what is existing with a proposal to divide the lot. Mr. Fantasia expressed concerns with drainage and flooding in the area. He noted that there is a pipe under the land that directs water towards the Aberjona River. Ms. Mercier noted that the Town is aware of the flooding issue, in part due to documentation provided by the abutters. Any future site development must accommodate all runoff generated on the lot within the boundaries of the lot, and is not allowed to make the flooding situation worse for the neighborhood. The project engineer is also aware of the situation and will work with the neighbors to ensure proper steps are taken. Mr. Tuttle moved to endorse the Approval Not Required Plan for 20 Dunbar Road and 19-23 Hurlburt Road. The motion was seconded by Mr. Weston and approved with a 3-0-0 vote. Adoption of Commission Regulations Stormwater Management & Erosion Control Guidelines Ms. Mercier noted the CPDC cannot vote on the Stormwater Guidelines tonight because the Attorney General advised that Town Counsel review any guidelines pursuant to that bylaw. The Commission made one change to the language. Ms. Mercier agreed to have a recommended fee schedule ready for discussion at the next meeting. Site Plan Review & Minor Site Plan Review Guidelines The Commission discussed filing requirements. Mr. Tuttle moved to adopt the Site Plan Review and Minor Site Plan Review Guidelines. The motion was seconded by Mr. Weston and approved with a 3-0-0 vote. Public Hearing, Preliminary Subdivision — "Boni Estates" Applicant: Frederick Boni, 0 Harold Avenue Karen Gately Herrick - Applicant's representative, Attorney John Sutherland, and Jack Sullivan, P.E., were present on behalf of the Application. Mr. Weston read the legal notice into the record. Mr. Sullivan described the existing property and the proposed development. He noted that the property contains approximately 4 acres of land with 78 feet of frontage at the end of Harold Avenue. Harold Avenue is a 30' wide private right-of-way with a 20' pavement width. He reminded the Commission that 0 Harold Avenue was part of a larger tract of land known as 116 Van Norden Road, and that it was divided off via an Approval Not Required Plan in 2016. The ANR Plan was recorded and the land has been sold. He noted that 2 homes on the other side of Harold Avenue were created through the Planned Residential Development (PRD) process. He noted that this proposal is similar but does not involve the PRD process. Mr. Sullivan stated that the Applicant has met with some of the neighbors to hear their concerns. He referred to letters from the neighbors that question the Applicant's rights of access to Harold Avenue. He suggested that the Applicant's Attorney could look into this further. Page 1 2 He explained that an Order of Resource Area Delineation (ORAD) was issued for the site by the Conservation Commission in 2016 which established the wetland line. The Applicant has had informal conversations with the Conservation Commission about putting approximately 2.6 acres of the rear of the property into a Conservation Restriction, and about establishing a trail, kiosk, and parking area to allow access to the conservation land. He expressed that the Conservation Commission endeavors to develop a trail system over time that would connect to the Forest Street area. He stated that it is a long-term plan, and providing trail access and a Conservation Restriction on this lot would be a first step. Mr. Sullivan stated that the Subdivision Regulations require a 60' road layout with 30' width of pavement, a center island, sidewalks, curbing, lighting, etc. He opined that such a road would not make sense coming off of a 30' wide private road. He noted that the Applicant is proposing a development that would have less of an impact on the nearby wetlands and natural areas. While the two lots would conform to the requirements of the S-20 Zoning District, they would be accessed via a 22' wide common driveway instead of a full-blown subdivision road. This will enable many existing trees to be retained. All trees 6" caliper or greater, and all site contours within the work area, are depicted on the plans. Mr. Sullivan also noted that the proposed common driveway will be surfaced with a porous material, which can more easily adhere to existing site grades as it does not need to include conventional drainage infrastructure. It will contain a 24" crushed stone base that will allow water to move through it. In addition, the driveway will contain an island that will likely be landscaped with a raingarden. Due to the presence of wetlands and wetland buffers on the proposed lots, the homes will be smaller - 2,200-2,600 square feet - and will be offered at a reasonable price point. The Applicant sees this as a benefit as it will add diversity to the Town's housing stock. The structures will not require any variances from the Zoning Board of Appeals, and as they will be located outside of the 35' No Build Zone, they will also not require variances from the Conservation Commission. Mr. Sullivan concluded by mentioning examples of his work in other towns - North Andover and Lexington specifically - that allow common driveways. He noted that these towns, and others, push for developments that preserve open space. Furthermore, common driveways are managed by a homeowner's association and thus require little to no maintenance from the town. He acknowledged that the common driveway concept is new for the Commission, but opined that it is the future of residential development. Mr. Weston asked if the Applicant spoke with the Conservation Commission about the trail. Mr. Sullivan responded in the affirmative, noting that an official Notice of Intent has not been filed yet, but that conversations about the trail, construction materials, kiosk, parking, and easements, have been started. Mr. Safina asked how wide the trail easement will be. Mr. Sullivan said they are typically 10' wide. He explained that the trail will meander around existing trees and will feel natural. Mr. Safina questioned whether having the trail within 25' of the proposed home would be an issue. Mr. Sullivan stated that with the grades, landscaping and buffering, it would probably be fine. Mr. Safina noted that property documents would have to limit disruption to the trail by future homeowners. Mr. Safina asked how the pervious driveway would be stabilized for emergency service vehicles. Mr. Sullivan responded that a geo-textile would be used that could support a fire truck. He said if pervious cannot be used, a conventional drainage system will have to be added to the driveway. He expressed his desire to use Low Impact Development stormwater features such as a rain garden in the driveway island. He noted that the Fire Department has agreed to the common driveway - which does not provide an adequate turn -around area - as long as the homes are sprinklered. He said the homes will have drywells to collect roof runoff. Page 1 3 Mr. Tuttle opined that the plan seems well -engineered, but asked how the Commission should proceed in light of the Harold Avenue access question. Mr. Safina stated that the Applicant will need to provide more information regarding the access issue, but that in the meantime, the Commission should discuss the project details. He noted that most of the recent subdivisions the Commission has reviewed have requested and been granted waivers for the rights-of-way. Mr. Weston pointed out that the Commission has not granted waivers that mean a fire truck cannot get into the property. He opined that doing so would be groundbreaking, but the proposed sprinklers add a level of comfort. Mr. Sullivan explained that with a conventional subdivision, the whole width of pavement, including a 90' diameter cul-de-sac bulb would have to be paved for fire truck access. Mr. Safina asked whether the proposed water service will dead-end. Ms. Mercier asked where the nearest hydrant is and how long the driveway is. Mr. Sullivan responded that there is a hydrant at the end of Harold Avenue, and that the driveway is about 150' long. Mr. Safina asked how water pressure in sprinklers is guaranteed. Mr. Sullivan answered that a specialist does periodic pressure readings. Mr. Safina asked about management of the pervious pavement. Mr. Sullivan stated that it cannot be sanded and over time would have to be vacuum cleaned. He noted that typically the Conservation Commission has regulations about salt in jurisdictional areas. Will Finch of 51 Mill Street noted that he is a member of the Trails Committee and that he was at the Conservation Commission meeting when the trail was discussed. He appreciates the inclusion of the trail to start the process of creating a trail network, which is something the Trails Committee has been considering for over 20 years. He expressed support for LID and pervious pavement. Stephanie Dubanowitz of 17 Harold Avenue explained that the end of Harold Avenue is part of an exclusive use area for two homeowners, and asked how the construction would impact it. She noted that the project brings up maintenance and liability concerns for the owners. She stated that Harold Avenue is a private way and noted that a recent legal investigation indicates that the Applicant does not have rights of access to it. She opined that the project will have a detrimental impact on the wildlife and conservation land if it is approved. She also stated that when the ANR for 116 Van Norden Road was endorsed, the rear part was labeled "Not a Building Lot" and the Applicant's representative was disingenuous regarding her intentions to develop it. Aram Boornazian of 9 Harold Avenue noted Section 3.3.2 of the Subdivision Regulations, which gives the Commission the authority to deem unsuitable for development any land not 6' above the nearest water body. He stated that the majority of the lot is less than 6' above the nearby stream. He also asked how the Applicant will get the sewage uphill to tie into the sewer on Harold Avenue. He expressed concern about the extra traffic this project will bring to currently quiet Harold Avenue. He asked who will be responsible to repairing the wear and tear on Harold Avenue after construction is complete. Mr. Sullivan responded that he has never seen Section 3.3.2, and that most of the homes in Reading would not exist if it were enforced. He explained that if needed, grinder pumps will be used to get the sewage up to Harold Avenue. Mr. Safina noted that the CPDC received a number of letters regarding the rights of access, and other issues. He asked the Applicant to provide thorough legal documentation regarding the rights of access, and to revise the waiver narrative so that it matches the waiver list. He stated that in general the Commission is in favor of low impact development when it makes sense. Page 1 4 Mr. Weston asked the Applicant to not only provide information proving the rights, but to explain what the rights are, and what responsibilities come with using Harold Avenue. He asked the Applicant to address the exclusive use area comments as well. Mr. Sullivan mentioned that the Town now has a mechanism to do repairs on a private way, but that more information on what this means, and on what happens currently is needed. Mr. Tuttle asked to see what a single-family proposal for this lot would look like. Ms. Mercier explained that the Applicant put the "Not a Building Lot" note on the ANR Plan because the lot does not conform to zoning, and thus cannot be built on by -right. Fang Yu of 27 Harold Avenue noted that the proposed trail leads to wet conservation land. She would like the Conservation Commission to confirm that they actually want this trail. The Applicant responded that Conservation asked for the trail. Ms. Mercier pointed out the memo from the Conservation Administrator. Mr. Safina noted that if the Conservation Commission decides they do not want the trail, it would not kill the project. Mr. Tuttle asked whether the loop path on the Existing Conditions Plan is publicly accessible. Mr. Sullivan responded that it is a private gravel path with a foot bridge. Mr. Sullivan requested a continuance to give the Applicant time to legally confirm the access rights. Ms. Mercier stated that the CPDC's agendas are full through the end of May, so the next available meeting date is June 12th. She reiterated that a comprehensive, detailed legal review of the chain of title and access rights will be needed, and should be provided well in advance of the June 12th meeting to allow time for Town Counsel to review it in addition to the information provided by the abutters. Ms. Mercier explained to the audience that future meetings on this project will be listed on agendas, but that no additional legal notices will be sent to abutters. Agendas and meeting documents are posted to the Town website during the week prior to the Monday meeting. Mr. Tuttle moved to continue the Public Hearing for 0 Harold Avenue until June 12, 2017 at 7:45 P.M. The motion was seconded by Mr. Weston and approved with a 3-0-0 vote. Planning Updates and Other Tonics March 13th Minutes Mr. Safina noted a grammatical error on page 2. Mr. Tuttle moved to approve the minutes of March 13, 2017 as amended. The motion was seconded by Mr. Weston and approved with a 3-0-0 vote. Draft Town Meeting_ Presentation Ms. Mercier noted that the only change so far is a revision to the DSGD Expansion map. Update on Zoning/Visioning Working Group Ms. Mercier explained that the Zoning/Visioning Working Group has met twice, and that staff are working on a survey to distribute to as wide an audience as possible. Mr. Tuttle moved to adjourn at 9:00 PM. The motion was seconded by Mr. Weston and approved with a 3-0-0 vote. Page 1 5 Documents reviewed at the meeting: CPDC Agenda 4/3/17 CPDC Minutes 3/13/17 Permit Extension Request, 306 Main Street Draft Site Plan Review, Minor Site Plan Review, and Stormwater Guidelines Draft Town Meeting Presentation Approval Not Required Plan, 20 Dunbar Road and 19-23 Hurlburt Road: a) Form A b) Approval Not Required Plan c) Memo from Town Engineer to Community Development Director 0 Harold Avenue 2 -Lot Preliminary Subdivision Plan: a) Legal Notice b) Form B c) Waiver List & Letter from Applicant's Attorney d) Waiver Justifications e) Preliminary Subdivision Plans f) Memo from Health Agent to Community Development Director g) Memo from Conservation Agent to Community Development Director h) Memo from Town Engineer to Community Development Director i) Draft Conservation Restriction Language j) Letters from Abutters k) Draft Decision, dated 4/3/17 Page 1 6