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HomeMy WebLinkAbout2017-04-06 Zoning Board of Appeals MinutesPeer Reviewer: Jason Sobel, Green International Affiliates Reading Equitable Housing 40B Development Team: Attorney Joshua Latham, Latham Law Offices, LLC Daniel Skolski, DMS Design LLC Mike Jacobs, MHJ Associates lack Sullivan, Sullivan Engineering Jeffrey Dirk, Vanasse & Associates, Inc. Public: None Minutes Respectfully Submitted By: Kim Saunders Topics of Discussion: Case #17-01 (40B) The Zoning Board of Appeals continued a Public Hearing in the Selectmen's Meeting Room at Reading Town Hall on the petition of Reading Equitable Housing, LLC, who seeks a Comprehensive Permit to develop 20 units of rental housing within an existing 3 -story brick building on a 45,779 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 172 Woburn Street (Assessors Map 16, Lot 182) in Reading, Massachusetts. Chairman Traniello re -opened the public hearing at 7:00 p.m. Mr. Traniello informed the Board the severe weather impacted Nitsch Engineering the peer reviewer travel, and he will not be able to attend the meeting. He gave a brief overview how the public hearing will proceed. The Traffic and Parking peer reviewer will present their findings. Page I 1 � Town of Reading w = Meeting Minutes RECCIVEU 'J9+IMCOPrPPP T01JN CLERK P,EA Di NU. II \SS. Board - Committee - Commission - Council: 1011 X! 15 A II: Ob 1 Zoning Board of Appeals Date: 2017-04-06 Time: 7:00 PM Building: Reading Town Hall Location: Selectmen Meeting Room Address: 16 Lowell Street Purpose: General Business Session: General Session Attendees: Members - Present: David Traniello, Chairman John Jarema Robert Redfern Erik Hagstrom Nick Pernice Members - Not Present: Kathleen Hackett Damase Caouette Others Present: Town Representatives: Chris Heep, Town Counsel Peer Reviewer: Jason Sobel, Green International Affiliates Reading Equitable Housing 40B Development Team: Attorney Joshua Latham, Latham Law Offices, LLC Daniel Skolski, DMS Design LLC Mike Jacobs, MHJ Associates lack Sullivan, Sullivan Engineering Jeffrey Dirk, Vanasse & Associates, Inc. Public: None Minutes Respectfully Submitted By: Kim Saunders Topics of Discussion: Case #17-01 (40B) The Zoning Board of Appeals continued a Public Hearing in the Selectmen's Meeting Room at Reading Town Hall on the petition of Reading Equitable Housing, LLC, who seeks a Comprehensive Permit to develop 20 units of rental housing within an existing 3 -story brick building on a 45,779 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 172 Woburn Street (Assessors Map 16, Lot 182) in Reading, Massachusetts. Chairman Traniello re -opened the public hearing at 7:00 p.m. Mr. Traniello informed the Board the severe weather impacted Nitsch Engineering the peer reviewer travel, and he will not be able to attend the meeting. He gave a brief overview how the public hearing will proceed. The Traffic and Parking peer reviewer will present their findings. Page I 1 Even though Nitsch Engineering is not present, the applicant can respond to both peer reviewers. He asked Town Counsel to coordinate the response from the applicant to Nitsch Engineering. The Board will discuss and the public hearing will be continued. Mr. Sobel a Traffic Engineer from Green International Affiliates gave a brief overview of the review of the project. He said along with observing the existing conditions he reviewed the initial documents, the site plan, the traffic study prepared by Vanasse & Associates for the applicant, the parking and loading/unloading zone. He said he submitted his findings on March 10'", and received a response from Vanasse & Associates on March 28". On April l" Sullivan Engineering responded to the engineering peer review, but those responses overlapped with Green International Affiliates. Mr. Sobel provided a presentation showing the "Site Location and Study Area Intersection Map". He brought forward key points with the traffic study. He said the original traffic data was conducted at the end of June when school is not in session. Mr. Sobel said he was satisfied with the traffic study once Vanasse and Associates collected new traffic data while school was in session and updated the analysis. He said Vanasse and Associates has agreed to install two signs, but they are not reflected on the site plan. One sign will be "No Stopping Anytime'; this will help prohibit parents who are picking up students who attend Parker Middle School from parking on the property. The other sign will be "Parking for Residents and Visitors Only". Mr. Sobel commented some of his review overlaps with the review of Nitsch Engineering. He said Vanasse and Associates agreed to his recommendation of an outdoor bicycle rack, but it is not shown on the site plan. The four 8x20 parallel parking spaces that are shown by the eastern driveway will need a waiver request. The Town requires 9x18 parking spaces. Those spaces have not been addressed or changed by the applicant. Mr. Sobel questioned how the proposed loading/anloading zone that is shared with two out of the four parallel puking spaces will be managed? He questioned if the parking spaces will be managed, and if so the proposed loading/unloading zone will not work. Mr. Sobel said the parallel parking in the southern section of the parking area has a 90 degree parking space. He said the parallel parking will be difficult to maneuver as raised by Nitsch Engineering. He requested Vanasse and Associates to model how this parking space would work without encroaching in the next parking space. Mr. Sobel said the proposed 22' aisle width is a concern. He stated trucks and SUVs will have difficulty maneuvering within the 22' aisle width. The Urban Design recommends a 23' aisle width, but 24' is recommended for a 90 degree parking Mr. Sobel gave his opinion the dumpster location proposed on the southwest side of the property could be an issue. The proposed location shows three (3) required church parking spaces and additional parking. He stated residents could park in those spaces, and questioned how the dumpster will be managed if vehicles are parked in the area. Mr. Sobel made a general comment in regards to the parking. He said the applicant is proposing more parking that the Town requires. He said the applicant could explore options to alleviate other issues. He suggested angled parking to help with the aisle width, and allow extra space on the site so the loading/unloading zone is not shared. He asked the applicant to explore two parking spaces per unit rather than the four as proposed. Mr. Sobel stated he saw no major issues with the shared exit driveway with St. Agnes Church, but agreed a stop sign and stop bar should be installed. He would like to see them added to the Plans. Mr. Traniello asked the Board for their comments or concerns. Page 1 2 Mr. Redfern expressed his concern with the loading/unloading zone shared with the parallel parking, and with and the aisle width. He questioned if an emergency vehicle could access the area. He asked if the Fire Chief has reviewed and if there was a letter from him approving the proposed site plan. Mr. Sorbel replied the concerns we valid. He said the site has more than enough adequate parking spaces, and recommends the loading/unloading zone to be close to the exit driveway. Mr. Redfern stated the shared parking between the church and applicant will be vacant 90% of the time. He questioned if the ample amount of parking spaces set aside was intended for the church over flow parking? Attorney Josh Latham clarified the Board previously approved 24 parking spaces for the church. The easement needs to be reviewed by Town Counsel. The Town staff wanted 35 parking spaces provided on. site. He asked if the Town would be willing to lower the amount of parking spaces requested. Mr. Redfern gave his opinion angle parking would make things easier in the rear of the property. Mr. Jarema agreed the loading/unloading zone is a big issue for emergency vehicles. He listed a few concerns with the proposed site plan: bicycle rack, crossing area, no stopping, and the posting of no parking area. He questioned how the dumpster area would function. He asked for documentation from the fire and police stating they are in favor or not in favor of the proposed project. Mr. Jack Sullivan from Sullivan Engineering said he has an email from the Fire Chief requesting 18' aisle width on the side. He said issues were brought forward at the Town DRT meeting. The Fire Chief said he is comfortable as long as the emergency vehicle can reach three sides of the building. Mr. Redfern commented if there was vehicle parked in the parallel parking space, the aisle width is 13'. Mr. Sullivan said the planning staff was looking for two parking spaces per unit, and the proposed was what was agreed upon. He added they were okay with the aisle width. He commented Mr. Sobel made good suggestions and will be reviewed. Mr. Hagstrom and Mr. Penrice agreed with the Board and had no additional comments. Mr. Chris Heep from Town Counsel questioned the magnitude of the site distance at the exit drive, and how much additional space would be needed to address the concern. Mr. Sobel clarified with the no parking area on the street this will create the easterly direction to have a clear view. Mr. Heep questioned if the recommended 20' of no parking should be extended. Mr. Sobel replied it would not be necessary. Mr. Heep stated any changes to the street would need to be approved by the Town. Mr. Traniello asked if the parents who were picking up their children park on the property. Mr. Sobel said they were, and also in the front of the property. Mr. Sullivan gave his opinion people park on the property because the building is vacant, but will clear out when the property is in use. Mr. Traniello asked about a curb extension between the driveway and why it was recommended by Green International Affiliates. Mr. Sorbel explained a 19' bump out could be installed on Woburn Street. The curb extension will narrow the roadway area, but physically prevent no parking. This is a safer option for pedestrians who cross Woburn Street. Due to the cost of a curb extension, the applicant chose installing a sign. Mr. Sorbel summarized the signs we a reasonable measure to address concerns. Mr. Traniello asked if the parking will be managed. He agreed there should be a better place for the loading/unloading zone. He questioned the dumpster location by a stairway and if the location is the best choice for both the environment and esthetically. Page 1 3 Mr. Jarema questioned if a right hand tum only sign should be installed to prevent people from shooting across the intersection, or to prevent a difficult site line for residents pulling out of the property. Mr. Redfern stated a curb extension would wreak havoc to the DPW and drivers who do not know that it is there. Mr. Sorbel replied that statement is a common concern, but curb extensions do work. Mr. Jeffrey Dirk from Vanasse and Associates acknowledged the thorough review by Green International and Affiliates. He reiterated what Mr. Sorbel stated in his presentation and confirmed the signs will be installed and put on the plan. He stated the project has low traffic impact. The focus was on the parking and a safe site circulation. The comments from the Fire and Police are most important, and agreed the Fire Chief has to be comfortable. Mr. Traniello restated Nitsch Engineering is not present, he asked Town Counsel to coordinate forwarding Nitsch Engineering the applicant's response. Mr. Sullivan explained the reason for the dumpster location. He said there were two neighborhood meetings, and the dumpster location was a concern. This location is the most feasible. The dumpster will fit by the existing retaining wall and be fenced in with a gate. Mr. Sullivan addressed what was brought forward by Nitsch Engineering. He stated there is no formal infiltration system; everything is captured to a drain on the eastern lot line. He said a catch basin if not maintained would cause the neighbors to be flooded. The neighbors had concern about the drainage. The Town Engineer has approved the proposed underground infiltration system. The property will have green space islands, landscape islands and a rain garden. He added the pre -development and post -development was submitted to Nitsch Engineering for their review. Mr. Sullivan agreed to explore angle parking, but said that type of parking will net in loss of parking. The Town wanted two parking spaces per unit, met at a total of 35 parking spaces. He said he would like to maintain a 3' buffer for the neighbors. Mr. Sullivan said there will be a new system for the gas, water and sewer. There will be a berm on the easterly side to prevent water spillage to the neighbors. The applicant is proposing landscape buffer for the abutters. The proposed stockade fence will stop 20' short of the property to enhance site distance. The bottom 10 parking spaces will be pervious paver. Mr. Sullivan said the applicant has held two neighborhood meetings, and a DRT meeting. The Fire Chief has responded to the 18' aisle width, and the ANR has been signed for the property. He acknowledged Nitsch Engineering would need time to respond. Mr. Traniello asked the Board if they had any comments. Mr. Redfem questioned if the O&M plan could state the catch basins and sump should be cleaned out and inspected annually. Mr. Sullivan agreed adding this request to the O&M plan. Mr. Redfern asked the 6' stockade fence be added to the plan. Mr. Redfern asked the type of fence be specified, and not left to the contractor to decide. Mr. Sullivan agreed to add the fence and material of fence to the plan. Mr. Redfern discussed the utility pad location for the site. He said the transformer location should be finalized. Mr. Sullivan commented he is working on the I&I fee with Mr. Latham. Mr. Jarema questioned if the 24 parking spaces will be dedicated to the church 24 hours, 7 days a week. He said in reality the residents will be utilizing the spaces when not in use by the church. Mr. Heep questioned if the parking spaces were designated due to the Special Permit that was Page 1 4 issued. Mr. Latham replied the location is the most practical for the church, since there are steps that lead to the church. Mr. Latham said the resident puking spaces will not be assigned because there is sufficient parking. He acknowledged he will submit a letter to clarify the shared loading/unloading zone. Mr. Jarema questioned the snow removal area. Mr. Sullivan said since the snow removal area is undersized the snow will be removed from the property. Mr. Jarema questioned who will take responsibility for the church parking spaces. Mr. Latham replied the easement will assure the church will take the responsibility. Mr. Heep said the Zoning Board of Appeals has the ultimate decision on the number of parking spaces requested by the Town. He said he will follow up at the next meeting after a discussion with the Board and Town staff on the amount of parking spaces required. Mr. Traniello stated there was no communication to the Board on the result of the DRT meeting, and requested the Board be forwarded the meeting notes. Mr. Heep asked the applicant to show angle parking on the next plan to show alternative parking. Mr. Jarema asked the letter from the Police and Fire be forwarded to the Board. Mr. Heep agreed to forward the request to the Town before the next meeting. Mr. Hagstrom questioned if the church could lease the parking spaces. Mr. Latham replied the church would have to come back to the Board to modify the Special Permit. Mr. Sullivan confirmed any plan changes would generate new comments from the Town. Mr. Pemice questioned the small grate on the plan and if it required maintenance. Mr. Sullivan replied he did not know where the pipe drains to. He said it could be cleaned, but would hate to take it out. Mr. Traniello stated the Board will need to address the waiver requests, revised plan, lighting detail, snow storage plan and signage. Mr. Traniello opened the meeting to the public, and then closed when there were no comments. On a motion by Mr. Jarema, seconded by Mr. Redfern, the Zoning Board of Appeals moved to continue Case #17-01 to May 11, 2017. Vote was 5-0-0 (Traniello, Jarema, Redfern, Hagstrom, Pernice). Minutes ➢ 05-12-16 Minutes ➢ 06-23-16 Minutes ➢ 07-21-16 Minutes ➢ 08-04-16 Minutes ➢ 08-25-16 Chairman opened meeting and continued it to September 22, 2016. ➢ 09-01-16 Minutes ➢ 10-06-16 Minutes ➢ 10-20-16 Minutes 11-03-16 Minutes D 11-10-16 Minutes D 12-15-16 Minutes D 01-05-17 Minutes ➢ 01-19-17 Minutes D 02-02-17 Minutes ➢ 02-16-17 Minutes ➢ 02-21-17 Minutes ➢ 03-02-17 Chairman opened meeting and continued it to March 16, 2017. Page 1 5 On a motion made by Mr. Redfern, seconded by Mr. Jarema, the Zoning Board of Appeals moved to approve the following minutes as amended: 05-12-16,06-23-16, 07-21-16, 08-04-16, 08-25-16,09-01-16, 10-06-16, 10-20-16, 11-03-16, 11-10-16, 12-15-16,01-05-17,01-19-17,02- 02-17,02-16-17,02-21-17,03-02-17 Vote was 5-0-0 (Traniello, Jarema, Redfern, Hagstrom, Pernice). Other Business Mr. Traniello informed the Board the Department of Housing and Community Development granted the request of the Town of Reading to take a one-year reprieve from accepting new 40B applications. This request was granted due to the MKM Reading Village property that was recently approved by the Board. Mr. Redfern stated he was under the impression a 40B was recently filed. Mr. Traniello said that 40B may not be heard until after February 22, 2018. Mr. Traniello stated Ms. Jean Delios, the Assistant Town Manager, asked the Board to discuss if they had any concerns with moving their bi-monthly meetings to Wednesday night instead of Thursday night. He explained the Public Service Department will be hiring a new administrative position who will attend the meetings. This will allow the administrator to follow up on Thursday, rather than having to wait until Monday. The Board discussed the benefit of having an administrator available to them during the day and agreed they have no issue with moving the meeting. Mr. Traniello will reach out to Mr. Caouette and Ms. Hackett to ask them of their opinion. The Board agreed they did not want to lose a member due to the meeting night change. Article 19 Discussion Mr. Traniello stated he was contacted by Ms. Delios and Ms. Mercier the Community Development Director to advise him a warrant will be presented at Town Meeting to amend the Zoning Bylaw Table of Uses. The warrant will allow section 5.4.7.2 of the Zoning Bylaw to change the permit granting authority to the Community Planning and Development Commission (CPDC). He explained the reason behind the warrant. The Board recently approved a detached accessory apartment to be built in the front of a residential property. Mr. Traniello reassured the Board there was no fault with the approval, the current Zoning Bylaw allows the location. The proposed warrant will now show a diagram where an acceptable location of a detached accessory apartment will be allowed. Mr. Traniello informed the Board he will be attending an informal meeting with the Town, Mr. Jarema and a member of the CPDC to discuss why a decision was made to change the authority. The Board discussed the rationale behind the change, and if the CPDC should authorize all of section 5.0 of the Zoning Bylaw. Adjournment On a motion by Mr. Hagstrom, seconded by Mr. Jarema, the Zoning Board of Appeals moved to adjourn the meeting at 9:20 p.m. Vote was 5-0-0 (Traniello, Jarema, Redfern, Hagstrom, Pernice). Documents reviewed at the meeting: ZBA Agenda 04/062017 Civil Peer Review Letter 03212017 Applicant Response to Civil Peer Review Report -04/032017 Traffic Peer Review Letter 03/10/2017 Applicant Response to Traffic Peer Review Report — 03252017 Revised Existing Conditions Plan— 04/01/2017 Page 1 6 Revised Drainage Report -04/03/2117 Site Development Plan -02/092017 • Revised Site Development Plan — 04/012017 Construction Details Plan — 02/092017 Landscape Plan — 02/11/2017 Control Panel Lighting Cut Sheets Page 1 7