Loading...
HomeMy WebLinkAbout2019-04-08 Community Planning and Development Commission Minutes Town of Reading RECEIVED "� x Meeting Minutes TOWN CLERK a RE,9CiNG. PAA. T019 JUL -9 X20 BoPM Board - Committee - Commission - Council: 5: Community Planning and Development Commission Date:2019-04-08 Time: 7:30 PM Building: Reading Town Hall Location: Select Board Meeting Room Address: 16 Lowell Street Session: Open Session Purpose: General Business Version: Attendees: Members - Present: John Weston, Nick Safina, Pamela Adrian, Associate Tony D'Arezzo Members - Not Present: Dave Tuttle, Rachel Hitch Others Present: Assistant Town Manager Jean Delios, Staff Planner Andrew MacNichol, Marc Rothermund, Steve Roberts, Antonio Marinello, Praveen Limbachiya Minutes Respectfully Submitted By: Andrew MacNichol Topics of Discussion: Chairman John Weston called the meeting to order at 7:33PM. Special Permit Application — 335 Main Street. K9 Top Performance Steve Roberts was present for the Application Mr. Andrew MacNichol the Staff Planner said K9 Top Performance located at 335 Main Street is an existing use, animal kennel training and is requesting approval to expand in the building that it currently occupies. Mr. Steve Roberts, owner of K9 Top Performance, said his 10-year-old business provides full service daycare, boarding, kennel and behavioral classes and would like to expand his business into the front of the building that became available when Encore Dance Academy vacated the building. He provided a floor plan proposing the space be used for storage, training and a reception area for K9 Top Performance and a showroom for Mottl Builders who currently rents the rear of the building. Mr. Roberts added if allowed, he would like to use the storage area as a grooming room. Mr. Safina explained originally the use was not allowed and was required to be approved by the Zoning Board of Appeals (ZBA) and now the use is written into the zoning bylaw. Mr. MacNichol affirmed a Special Permit was issued by the ZBA in 2005 and the requirement now is for the CPDC to approve a Special Permit. Mr. Roberts clarified the floor plan shows the area that he would like to expand his business into and not the entire building. He said his current space is 8,000sf. Ms. Hitch said with Encore Dance moving out of the building the parking is underutilized. Mr. Safina asked if the bathrooms would be shared. Mr. Roberts responded he wanted to receive approval to occupy the space first before finalizing all details. He said the owner of Mottl Builders discussed renovating the existing meeting area into bathrooms. Page 11 Town of Reading Meeting Minutes �a Mr. Safina asked about allowing the grooming room. Mr. MacNichol gave his opinion the use is similar and Pet Grooming is an allowed use in the Business A Zone. Mr. Roberts replied he contacted a plumber who said it is possible for the plumbing to be connected to an existing bathroom. Mr. Weston asked if there is a connection to the existing space. Mr. Roberts explained the area and said a door will be removed to allow a flow between both areas. Ms. Adrian asked if there is only one front entrance into the building. Mr. Roberts replied there are two entrances and described how the space will be utilized. Ms. Adrian asked if training is held outside of the building. Mr. Roberts replied currently there is training conducted outside in the parking lot and confirmed the overnight kennels will remain in the same area of the building. Ms. Adrian commented she would have liked to seen an existing and proposed plan of the entire building. Mr. Safina said there is plenty of parking and one less tenant. Mr. Roberts pointed out the location of the two businesses. Mr. D'Arezzo asked about the potential for shared parking with Bagel World. Ms. Hitch commented on the construction cones that prohibit parking for customers of Bagel World. Mr. Roberts explained he has trash issues from the customers and has not been successful reaching a solution with the owner of Bagel World. He expressed his frustration the customers are now driving over the cones and signs on his property and he had to contact the police when an employee was threatened. Mr. Safina gave his opinion it is not Mr. Roberts responsibility to approach a business owner about shared parking when the owner is not willing to communicate. Mr. Roberts said he has plenty of parking and is willing to work with the abutting business. Mr. Weston opened the meeting to public comment and closed with no comment. Mr. Safina said the Special Permit is for the use and does not include signage. Mr. MacNichol asked if there is a proposal for new signage. Mr. Roberts described how he would like to change the sign. Mr. D'Arezzo said the sign can be changed but not the size. Mr. Safina made a motion to close the public hearing for the Special Permit at 335 Main Street. The motion was seconded by Ms. Adrian and approved with a 4-0-0 vote. Mr. Safina made a motion to approve the Special Permit Decision for 335 Main Street K9 Top Performance. The motion was seconded by Ms. Hitch and approved with a 4-0-0 vote. Sign Permit Application 648 Main Street. Nella's Pizza Marc Rothermund and Antonio Marinello were present for the Application Mr. MacNichol said Nella's Pizza is formerly Pizza Town and the Applicant would like approval to change the sign design and business name. Mr. Mark Rothermund introduced Antonio Marinello and presented the proposed signage. Mr. Safina asked if the lettering would be yellow and if the valiance on the awning would be changed. Mr. Rothermund replied the lettering on the valiance could be painted. The change to the name will help with the confusion of the patrons looking for Nella's Pizza. Mr. Safina asked for further description of the sign. Mr. MacNichol replied the sign is proposed to be a flat facade, 1" deep and will be installed in the existing plastic sign block. Mr. Safina asked if Page 12 Town of Reading s' Meeting Minutes both the letters and graphic will be flat. Mr. MacNichol read the description from the sign application. Ms. Hitch said it appears the box has slightly razed letters. Mr. MacNichol asked if the existing red painted bands on the window will remain. Ms. Marinello replied the proposal is to remove the bands. Mr. Safina said there is a size requirement for window signs and recommended the owner to contact the Planning Department if they would like to have a sign in the future. Ms. Delios, the Assistant Town Manager, noted the illuminated open sign is required to be stationary and not flash. Ms. Adrian asked if the character of the sign is keeping with other stores in town. Mr. Safina responded the 40R Design standards mentions blade signs using graphics and asked about blade signs on Haven Street. Mr. D'Arezzo pointed out the Pilate studio blade sign on the MF Charles Building. Mr. Safina gave his opinion the yellow lettering is bright. Ms. Delios suggested the color gold similar to Sims Jewelries. After the Commission discussed logo's and colors, they requested a darker yellow/gold lettering. Mr. D'Arezzo asked how the material will endure the weather. Mr. Rothermund replied he did not know and added the material is the same as the existing sign. Mr. Safina asked if the awning lettering will be changed. Mr. D'Arezzo said the Applicant is allowed to have both the sign and awning with letters as long as it meets requirements. Mr. MacNichol said he will add the condition to the Decision that the Town staff will have to approve a change to the awning. Mr. Marinello said he does not want lettering on the awning. Ms. Delios asked how the Applicant is proposing to remove the lettering. After a discussion, the Commission agreed if the Applicant wants to change the lettering on the awning the awning is to be replaced not covered up with fabric. Mr. Weston clarified the Applicant would not need approval from the CPDC if the awning is to be replaced. Mr. Safina made a motion to approve the Certificate of Appropriateness for 648 Main Street Neiis's Pizza as amended. The motion was seconded by Ms. Hitch and approved with a 4-0-0 vote. Mr. MacNichol said there is not an appeal period for a Certificate of Appropriateness. Continued Public Hearing. Definitive Subdivision Plan 116 West Street. Robert Biagio There was no one present for the Application Mr. Weston read the Applicant has requested the public hearing to be continued to May 13, 2019. Mr. MacNichol offered to forward comments to the Applicant. Mr. Safina made a motion to continue the public hearing for 116 West Street to May 13, 2019 at 7:30 PM. The motion was seconded by Ms. Adrian and approved with a 4-0-0 vote. Continued Public Hearing. Definitive Subdivision Plan 135. 139 & 149R Howard Street. Infrastructure HolM as LLC - There was no one was present for the Application Mr. Weston read the Applicant has requested the public hearing to be continued to May 13, 2019. Page 13 Town of Reading z Meeting Minutes Mr. Safina made a motion to continue the public hearing for 135, 139 & 149R Howard Street to May 13, 2019 at 7:45 PM. The motion was seconded by Ms. Hitch and approved with a 4-0-0 vote. Continued Public Hearina. Site Plan Review 258-262 Main Street, Reading CRE Ventures LLC Praveen Limbachiya was present for the Application Mr. Weston read the Applicant has requested the public hearing to be continued to May 13, 2019. Mr. Safina made a motion to continue the public hearing for 258-262 Main Street to May 13, 2019 at 8:00 PM. The motion was seconded by Ms. Hitch and approved with a 4-0-0 vote. Ms. Hitch commented the project has been dormant for a while and asked if the Applicant has a deadline? Mr. MacNichol replied the Special Permit has lapsed and that is the reason the Applicant has filed a Site Plan Review which has no public hearing deadline. Planning Updates and Other Topics Potential Zoning Bylaw Amendments for November Town Meeting 2019 Mr. MacNichol updated the Commission, Town Counsel has confirmed the CBD and marijuana definition was directly from Massachusetts General Law (MGL) but Town Counsel proposed adding to the language to help simplify. Mr. Weston replied he preferred referring back to the MGL due to the evolvement of the definition. Mr. Safina said staff will have to refer to the definition when required. He said the point of the zoning amendment is to exclude the CBD product from the marijuana definition because marijuana products are prohibited. Ms. Delios commented staff has not received back an opinion from the Board of Health on the product. The Commission discussed the proposed definition language and how to present at Town Meeting. Ms. Delios questioned if Town Counsel would recommend referring back to the MGL over repeating the MGL language in the zoning bylaw. Mr. MacNichol suggested Town Counsel to draft the language referencing MGL versus what has been previously proposed. Ms. Delios said at the next meeting, the Commission will compare the document in bold and cross out format. Mr. MacNichol summarized the result of the discussion that was held on the Potential Zoning Bylaw Amendments: • Lots in Two Districts; • Footnote 1; • Mixed-use Projects; and • Intensity Regulations Mr. Weston disagreed with lowering the commercial requirement to below 30%, and said the goal is to invest in a commercial property. Ms. Hitch said it cannot be called mixed-use if it is not including another use in a significant way. Mr. Limbachiya owner of 258-262 Main Street said 25% is a feasible solution. Mr. Safina said 30% requirement was suggested to allow flexibility for the Commission to approve a waiver if necessary. Mr. MacNichol asked about commercial setback requirements. Mr. Safina said he does not mind a building having some setback and allowing limited activity out front, especially a restaurant. Mr. MacNichol said the Lots are shallow and a smaller setback would allow distance from the residential abutters in the rear of the property. Mr. Safina said a developer would have to capture several Lots to be able to manipulate the development and Page 14 Town of Reading {pY Meeting Minutes 0jJ„ p C allow a longer site to make up for the depth. Mr. MacNichol pointed out there are a few Towns requiring minimum square footage of 40,000 for these types of projects to allow an incentive to combine Lots. Mr. Safina commented 40,000 is a large number. Mr. MacNichol relayed his discussion with the Towns, and said they have been successful combining Lots. Mr. Weston said the Commission previously discussed how requiring a minimum 40,000 square footage would limit a multi-family building and questioned why the same limitation would be reinstated for a multi-use development. Mr. MacNichol replied this would allow greater Lot coverage, greater height and less setbacks than a multi-family building. Mr. Safina gave his opinion a minimum Lot size should not be required and the Commission agreed. The Commission reviewed the number of footnotes referenced in the zoning bylaw to make sure itis correct. Mr. MacNichol asked for clarification on why 30' is required for a multi-family dwelling? The Commission discussed the intent of footnote 4 and agreed it was appropriate. Mr. MacNichol pointed out section 6.4 and asked if the landscaping should be referenced in this area of the zoning bylaw. The Commission agreed landscaping is covered in another section of the zoning bylaw and duplicating is not recommended. Mr. MacNichol asked if section 6.4.1.1 should be modified to help clarify the intent. Ms. Adrian asked if a rear setback is required in Business A and Business B. Mr. D'Arezzo gave his interpretation of the rear setback requirement. Mr. Weston said he interprets it differently than Mr. D'Arezzo and explained why. The Commission discussed and agreed no changes at this time should be made. Mr. Limbachiya asked for clarification on the 150' requirement from a residential district. Mr. D'Arezzo explained the requirements of a property in a residential district and a Lot in Business A. Mr. Weston stated there are no Lots in Business A that are not 150' from a residential district. Mr. MacNichol said on section 6.4 he will add language for the landscaping buffer. The Commission discussed allowing the commercial requirement to be 25% as to not to discourage a development. Mr. MacNichol said he will create a potential waiver list. Mr. MacNichol said the May 13" agenda appears to be full and asked if the Commission would like to add another meeting to dedicate to potential zoning amendments. Ms. Delios said a public hearing is required and Town Counsel will need to review. Mr. Weston suggested keeping the zoning amendments on the May 13" agenda and if needed scheduling another meeting. Mr. MacNichol said the public notice needs to be posted two weeks before the public hearing. Mr. Weston requested scheduling a meeting on June 3rd and a public hearing the following week. . Approval of CPDC Minutes of 01/14/2019, 02/11/2019 & 03/11/2019 The minutes from 01/14/2019 and 02/11/2019 were tabled until the next meeting. Mr. MacNichol asked the Commission to bring their copies to the next meeting. 03/11/2019 Mr. Safina made a motion to approve March 11, 2019 minutes as amended. The motion was seconded by Ms. Hitch and approved with a 4-0-0 vote. Page 15 Town of Reading k z Meeting Minutes Discussion of 40R Design Guidelines There was no discussion on 40R Design Guidelines Planning Updates Ms. Delios updated the Commission the Town is still receiving noise complaints from the residents on the construction at 35 Lincoln Street. Ms. Delos said the Town has not received complaints on the construction at the Sunoco station on Main Street. Ms. Delos said there has been a couple of small complaints on the PostMark Development that was immediately addressed Mr. Safina said noise and complaints from a site are to be expected. Ms. Hitch commented it is how the developers respond. Ms. Hitch made a motion to adjourn the meeting at 9:30 PM. The motion was seconded by Mr. Safina and approved with a 4-0-0 vote. Page 16