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HomeMy WebLinkAbout2020-01-13 Community Planning and Development Commission Minutes ora Town of ReadingIV"EC Meeting Minutes r ( "R"v CL iT Eir LRIC r &J'A. Q i 1 Board - committee - commission - council: Warr- i!N f0: OD Community Planning and Development commission Date: 01-13-2020 Time: 7:30 PM Building: Reading Town Hall Location: Select Board Meeting Room Address: 16 Lowell Street Session: Purpose: Meeting Version: Attendees: Members - Present: John Weston, Chair; Nick Safina, Rachel Hitch, Heather Clish, Pamela Adrian,Tony D'Arezzo-Associate Members - Not Present: Others Present: Community Development Director Julie Mercier, Staff Planner Andrew MacNichol, Ryan Barry,Jenn Killeen, Mike Shaffer, Judy Basten,Josh Latham, Joe Peznola, Rene Gagnon, Eric Katz, Jay Finnegan,Alex Katz, Karen King, Michael Weafer,Amy Wester, Joe King, Michael Barry, Mark Hall,John Paglia,Janice Hart, Marie Kleponis, Stephen Gardner Minutes Respectfully Submitted By: Kim Saunders Tophi of Discussion: John Weston called the meeting to order at 7:38 PM. He said the agenda will be taken out of order and the request for the Randall Road Subdivision bond reduction will be heard first. Mr. Weston welcomed new Commission member Heather Cllsh. Form M Reduction of Surety. Randall Road Subdivision Mr. Weston explained the subdivision bond process for Ms. Clish, and he went through some of the work that was completed by the developer of the Randall Road Subdivision: trees were planted, Engineering Division accepted the as-built for street approval, and the sidewalks were repaired. He said the developer is requesting the bond to be reduced by $51,290.25 and to establish a new amount of$11,222.48 to ensure the trees that were planted survive. Ms. Hitch made a motion to reduce the bond for Randall Road Subdivision In the amount of$51,290.25 and establish the new amount of$11,222.48. The motion was seconded by Ms. Adrian and approved with a 5-0-0 vote. Public Nearing. Site Plan Review 259-267 Main Street. Stoneeate Construction Corporation Joshua Latham, Jay Finnegan, Eric Katz, Alex Katz, Rene Gagnon, and Joe Peznola were present on behalf of the Application. Mr. Weston opened the public hearing and Ms. Hitch read the legal notice into the record. Mr. MacNichol, Staff Planner, said the notice for the public hearing will be re-published to correct the name of the Applicant. 1 a Town of Reading Meeting Minutes Mr. Weston explained how the public hearing would proceed: background comments from staff, Applicant presentation, Commission feedback and then public comment. Mr. MacNichol provided a brief overview of the Application: • The property is along south Main Street; • The site is in the A-40 and 5-15 zoning districts; and • The proposal is for a 24-unit residential building In the A-40 portion of the site. Attorney Joshua Latham, on behalf of Stonegate Construction Corporation, presented the proposal, including the following: • Redevelop the property at 259-267 Main Street from the pre-existing non- conforming commercial fuel oil use into a 24-unit multi-family property; • Applicant is very experienced and has a great reputation in the area; • Applicant Is under contract to purchase the site subject to completing permitting; • A great deal of work has been done already in regards to permitting: Order of Resource Area Delineation issued in August by Conservation Commission; Special Permit for accessory parking within the 5-15 zoned portion of the site issued in October by Zoning Board of Appeals; o Notice of Intent hearings began in November with Conservation Commission; and Attended a Town DRT meeting in December. • Site is along south Main Street - tired, degraded site historically used for a fuel-oil business; • Pre-existing commercial use had two principal structures, one used for an office and the other a residential home; • Prior use bled into the 5-15 District and was non-conforming for both the 5-15 and A-40 District; • Site consists of two lots and combined is 4.3 acres, which is the largest privately- owned parcel along the southerly stretch of Main Street; • Site has bordering vegetated wetlands and a perennial stream, which push any development potential to the front along Main Street; • Zoning is unique for the property in that three Zoning Districts apply: A-40 since the 1960's, small sliver in Business A, and the bulk is 5-15; • Proposed multi-family housing is ideally suited for the site, is as-of-right, and is designed to be exclusively within the A-40 District; • Dimensional setbacks will comply with Zoning; • The proposal meets requirements of the Site Plan Review criteria; o Minimizes disturbance; Appropriate use of this location - multi-family condominiums to north and south; Applicant worked within confines of the South Main Street Design Best Practices; Building Itself Is sited and massed along Main Street - parking and any exterior Improvements are pushed behind the building; Pedestrian improvement allows transit in front of the site and in the site; Proposal to use an existing sewer easement for a potential walking path; and o Drainage conditions will be improved. Mr. Latham concluded his presentation and opined it is an ideal and Intended use for the this location and meets all standards. 2 4/�orxF o Town of Reading Meeting Minutes Mr. Joe Peznola, Director of Engineering from Hancock Associates, presented a PowerPoint Presentation: • 329' of frontage along Main Street; • Full topographic detail on existing condition survey; • Delineation of wetlands - ORAD from the Conservation Commission; • Pointed out wetland line and riverfront area associated with the perennial stream; • Details for the utilities and existing Improvements within the site; • Proposal for a single building approx. 70' deep by 200' long, 3-stories with 24- residential condominium units; • Each unit will have 2-bedrooms; • Parking garage underneath the building for 35 vehicles; • Access drive along the northerly border with key pad access Into the garage; • Additional 13 parking spaces in the rear of the property, totaling 48 parking spaces or 2 parking spaces per unit; • Handicap parking in the back and in the garage with access path to the building; • Loading area for deliveries and resident move-ins; • Proposal meets setbacks and height; • Topography on site is level and drops off in the back towards wetlands, proposal to elevate building so parking under is not exposed; • Parking in the back is raised up to meet the upper level; • Retaining walls around parking to minimize impact to wetland resource and buffer area in the back; • Worked with the Conservation Commission to Improve existing degraded site conditions: • Buffer and rivertront area need addressing; • Comprehensive buffer restoration and replication plan; • Trail from Main Street to the northerly sewer easement for a pedestrian path that links Cross Street to Main Street; and • Working with DPW to improve drainage Flow. Mr. Peznola concluded the presentation and said the Applicant will continue to work with staff and the Conservation Commission for a positive outcome. Mr. Rene Gagnon, Senior Project Engineer from Hancock Associates presented the Utilities Plan: • In advance of the Main Street paving, the Applicant did a lot of work within Main Street to prepare the site for the project: Created a new water connection that is ready to be connected to provide service to the building; o National Grid approved existing 2" High Pressured Gas line for the proposed use; 2"sewer line with easement along the boundary of the property; • Entire roof and y] paved surfaces will be directed to underground infiltration system; • Remaining pavement will be directed to infiltration basin; • Stormwater Design will meet all MassDEP Stormwater Regulations; and • Applicant attended a DIRT meeting and holding on-going discussions with the Fire Department and RMLD. Mr. Peznola presented the Landscape Plan created by James Emmanual, Landscape Architect: • Noted ways In which Landscape Plan meets South Main Street Design Best Practices; • Parking in the rear allows an opportunity to plant in the front with street trees and plantings along the building; • Enhancements proposed around the parking lot; 3 4�.�Orq O Town of Reading Meeting Minutes • Naturalize area with regards to buffer zone and riverfront; • Working with Conservation Commission on the restoration enhancements in that area, will reforest and re-vegetate the area with good habitat; • Bike parking to be added; • Main entrance at rear but Main Street facade must be appealing; • Provided a product which Incorporates New England style character with stonework and bump outs to make it an active building; and • Certain Teed vinyl siding - vinyl shake, cedar Impressions, upscale finishes and treatments. Mr. Peznola said the original plan met 527 CMR 1.00 - Fire Regulations, but the Fire Department expressed concern about the ambulance having to backup; and pointed out a change to the original plan is the turn-around was enlarged to facilitate the ambulance vehicle with ample room to hold a Fire apparatus. He said the changes to the plan are on- going, all feedback received is being incorporated into the plan. Once the updated plan is finalized it will be submitted to the Commission. Ms. Adrian asked about the use of property prior and whether hazardous material was found. Mr. Peznola responded that Phase I and Phase II environmental tests were conducted and both were found clean of any hazardous material, with no releases. The results were provided to the Conservation Commission and will be forwarded to the Commission. Ms. Hitch asked for clarification on the grade change on the right side. Mr. Peznola explained there will be a 7' grade change on the south elevation. Mr. Weston looked at the grade change and said the top of the garage will be 9' above street grade; essentially the building will be approximately 47' high as viewed from street grade. Mr. Peznola explained the embankment along Main Street will slope from 95' - 101'. Mr. Safina asked why the Applicant does not think the proposal is over the allowed building height. Mr. Peznola replied the definition of building height is taken from average proposed grade. Mr. Safina commented that height is measured prior to development. Ms. Mercier clarified that height Is measured differently depending on the zoning district. Mr. Peznola replied the building height is measured after development, and said he met with Mark Dupell, Building Commissioner, to make sure they were consistent with his interpretation. Mr. Safina stated that the proposal does not meet the new zoning regulations for mixed-use along south Main Street. Ms. Mercier clarified that the property is in the A-40 District and that the new zoning applies to the Business A Zoning District. Ms. Hitch asked if there was ability to use mixed-use at this property. Ms. Mercier explained mixed-use was added In Business A. Mr. Safina asked if the front facade in the back of the building will be the same facade on the street side; and asked about mechanicals. Mr. Eric Katz from Stonegate Construction Corporation introduced his partner Jay Finnegan and said though this design Is unique for Reading, he has 17 other projects that are similar: • There are 8 units per Floor with units on each side of the building; • The building entrance side Is similar to the back; • Each unit will have their own air handler; and • The condensing units are proposed to go on top of the roof so they are not visible from the residential units and the street. Mr. Weston clarified that the Main Street elevation will be the same as the rear elevation but without the front door. 4 Orq Town of Reading 0��I Meeting Minutes Mr. Safina asked if the materlal will be changed for the center section between the balconies. Mr. Katz replied that Input Is appreciated. He added the stone facade element could be used on this part of the building. Mr. Safina said it is the side most people will see and stone will look better. Ms. Clish asked for clarification on what happens on the street side with the embankment and walls. Mr. Peznola explained the embankment will wrap the building with a retaining wall on either side of the entrance going into the garage. Ms. Adrian asked for a view from the street side. Mr. Peznola said the front facade is a heavily landscaped area, there will be landscaping trees, bushes and shrubs. This will allow the first-Floor residents to have privacy. Mr. Katz said there will be no skimping on the landscaping. Mr. Weston opined the Landscaping Plan is crucial for the Main Street facade; and said to make sure the plant schedule matches the Landscaping Plan. Mr. Peznola said the Landscape Architect will make sure Final Plan matches Conservation Commission and Community Planning and Development Commission feedback. Mr. Weston said the trick is providing enough screening so the first-Floor tenants can use the patio but not too much landscaping that blocks the view of the building. Mr. Weston opened the meeting to public comment. Mr. Mark Shaffer,Trustee of Belmont Arms Condominiums at 239 Main Street, asked the distance of the proposed building back wall to the sidewalk; and if the Applicant intends to do anything with the sidewalk. Mr. Peznola said the building is 30' from the street line and right now there are no plans to modify the sidewalk in the MassDOT right-of-way. He explained the Applicant did not want to violate moratorium and worked with DPW and National Grid. Mr. Schaffer commented that Main Street was paved before the Applicant dug it up for the utilities. Mr. Weston clarified there is another top course that will be applied. Mr. Weston said a permit from MassDOT is required for the new curb cut. Mr. D'Arezzo asked about the curb cut and sidewalk. Mr. Katz responded the sidewalk will be replaced once the curb cut Is modified. Ms. Mercier asked the Commission it they would want a rendering showing the massing of the building to have a better understanding from the street side. Mr. Weston affirmed the Commission will need a site plan with changes, and a rendering showing massing and street side materials. Mr. Katz agreed to submit a rendering showing the street side and will add the stone element to the building. Mr. Weston noted that the Commission received a memo from Engineering stating there are a few open items that need to be addressed. Mr. Peznola replied the next revision to the plans will address those items. Ms. Adrian asked if the driveway is adequate for construction vehicles. Mr. Peznola replied the 26' driveway is ample enough, and said the Applicant provided an analysis to the Fire Department that shows a fire truck can maneuver the site. Mr. Weston asked if there is a different type of pavement being proposed for the turn- around area? Mr. Peznola replied it is a striped, fire lane and a"no parking"area. He pointed out the island and said originally landscaping was proposed, but the Fire Chief has 6 4 Wp dfHlgO '� ° Town of Reading Meeting Minutes requested to be able to drive-over the area. To provide a visual break to the pavement, a different material is proposed in that area. Ms. Clish asked about the trail on the sewer easement and if there is enough room to let It meander like a pleasant walking trail. Mr. Peznola responded it could be possible, but the Bordering Vegetated Wetlands put limits on what can be done. Mr. Safina asked if the trash pickup will be by a private company. Mr. Peznola responded there is no reason for an outside dumpster, there will be an Interior trash room and trash will be picked up by a private company that will have the access code. Ms. Clish asked how a resident would get to the path. Mr. Peznola said the resident will leave the main entrance in the back and walk around to the sidewalk. Mr. Safina said the egress stairs need to outlet to path away from building and requested the Architect review it to make sure it meets code. Mr. Weston said another exit is through the garage. Mr. Safina said ADA dictates that 50% of exits to be accessible. Mr. Safina made a motion to continue the public hearing for 259-267 Main Street to February 10, 2020 at 7;45 PM. The motion was seconded by Ms. Hitch and approved with a 5-0-0 vote. Continued Public Hearing Special Home Occupation Special Permit 21-23 Villaae Street Attorney Paul Cohen and Ryan Barry were present on behalf of the Application. Mr. Weston opened the continued public hearing for the Special Home Occupation Special Permit at 21-23 Village Street. Attorney Paul Cohen, on behalf of Ryan Barry, presented the proposal: • Applicant seeking approval under Sections 4.4 and 5.3 of the Bylaw; • Property purchased in May 2019; • Renovations completed on the property; • A free-standing 4-stall garage is located at the rear of the property; • The Applicant has an easement to use the storage area, a portion of which is on the abutting property; • Applicant owns Barry Electric and is proposing to add a bathroom and an office space above stall number 4, which goes over the exclusive use easement; • Mr. Barry's business does not require a lot of visitation to the office, one employee for bookkeeping during standard business hours; • Clients do not come to the office, Mr. Barry goes to work sites to submit proposals with the customer present; • There are no signs proposed, no customers, and plenty of parking spaces at rear in the garage and outside; • One parking space will be dedicated for the bookkeeper; • The garage is not aesthetically pleasing and the proposal is to eliminate the outside stairs, remove the door, and construct new ones inside the garage; • Feedback received from the Commission- flipped floor plan so portion of garage within the exclusive use easement remains as storage; • There will be no parking on the common driveway; • There is limited traffic, the business does not require a great amount of deliveries - no different from Fed-Ex or Amazon residential delivery; and • The Applicant understands the integrity of the residential area, is not trying to make this exclusively a business property - looking to use it as a home office to save overhead costs. 6 a Town of Reading Meeting Minutes Mr. Cohen opined the proposal is not a detriment to the neighborhood, and by changing the bump-out it will improve the look of the structure without changing the existing use. Mr. Weston said at the last meeting they left off with two questions: • Rights to use easement area for this use- the Commission doesn't care what the area is used for but rights need to be worked out between parties with counsel advice and approval; and • Parking and how it works, and the traffic flow. Mr. Safina said he is still not clear if the space can be used for anything but storage. Mr. Cohen replied: • Entlre garage complex is completely under Mr. Barry's control; • Easement accommodates the bullding: it came after the building because it was easier than redrawing property lines; • Garage itself is not subject to Condominium Association, there are no condominium fees for maintenance of building; • Liability and Insurance are the responsibility of the owner of 21-23 Village Street; • Mr. Cohen certified the title before Mr. Barry closed on property and did due diligence, carved out of their title policy: essentially"your building you take care of it, but we give you easement so we don't have title problems"; and • Adopted by Trustees and the owners of the property. Mr. Cohen read the Master Deed where it conveys how the property is carved out. Ms. Clish asked if the purpose of the easement is that It Is exclusively used for storage. Mr. Cohen said it was a designation that was made, but the purpose behind the easement is due to the structure encroaching on another property. The owner of the abutting property removed their portion of the connecting garage, and specifically did not take it down to the property line because that space was exclusively used by 21-23 Village Street. He said to accommodate that use the exclusive use easement was created, within which it was called a storage area. Ms. Hitch asked about the traffic flow and if installing a fence was considered to control the traffic. Mr. Cohen replied the fence would not work because of the common driveway; and said traffic should not be a problem because Mr. Barry's business dealings are mostly off- site. He said there is a 4-stall garage and parking spaces outside, and commented he does not anticipate they will ever be at capacity. Mr. Cohen said Mr. Barry's business is more of a bookkeeping business, electricians are on the road and very rarely will people come to the office. Mr. D'Arezzo said at the last meeting it was stated Mr. Barry has four employees including the bookkeeper. Mr. Barry replied he has more than four employees but there is only one company vehicle. He explained the employees use their own vehicles to go to the construction sites; the company vehicle transports the necessary tools and supplies to complete the task. Mr. D'Arezzo asked if the employees would need to come to the garage to pick up or drop off supplies. Mr. Barry replied that an employee might have to drop off the overflow but it is not a daily occurrence. Mr. D'Ani asked why there are four parking spaces proposed for Barry Electrical vehicles. Mr. Barry said he was requested to give a parking plan to make sure there is enough room, and affirmed no employees will leave their personal vehicle at the garage. Mr. D'Arezzo recapped an employee will never be at the garage in the morning, only on rare occasion at night. Mr. Barry affirmed supplies will not be sold out of the garage. 7 °°fgeio Town of Reading 11 Meeting Minutes e.IM[OPP�' Mr. Safina asked if the intention is to remove the outside stair. Mr. Cohen explained the proposal and explained the access to the second floor. Mr. Safina asked about the vehicle on the aerial photo that is parked at the property and how future vehicle movements will work. Mr. Cohen said the removal will free up more space, and pointed out the common driveway. He said he is unsure where the common driveway ends but will research it. Mr. Safina clarified he is trying to understand how the common driveway works. Mr. Cohen said a common drive is not for parking but for accessing or exiting the properties. Mr. Barry said once the stair is removed, the abutting property can use the space for parking. Mr. Saflna reviewed the flow of the common driveway. Ms. Adrian asked if there is a kitchenette proposed In the new space. Mr. Cohen replied there is no kitchenette proposed. Mr. Weston opened the meeting to public comment. Ms. Eileen Ferrara from 17 Village Street said the neighborhood met after the last meeting and everyone is aware what was discussed: • She said a condition of the Special Permit requires the owner of the property to live there but that Ryan Barry doesn't reside there and doesn't plan to; • He recently purchased a new home in Wakefield and two new tenants have moved into his Village Street property within the past 6-weeks; • She has no intention of approving any construction or modification to the structure; • In the previous application, the Applicant stated employees and customers will be at the property; • All 4 garage spaces inside are currently unusable and should not be listed as potential parking spaces; • The garage spans the length of four houses and backs up to Elliott Street; • There is access to Haven Street and on Haven Street there is a Group Home. The residential house manager there is concerned about safety; • If there is a snow ban, how will employees and vans park? • The big open parking lot spans from 5-33 Village Street and there are safety concerns If visitors have access to the entire area; and • Mr. Barry said he will be out at sites, who will be at the property supervising employees? Mr. Weston responded he is uncomfortable with discussions about people. Reading is a dense community and residents do not know everyone. Mr. Weston affirmed a Special Permit cannot be Issued until Mr. Barry is a resident in the building. Ms. Mercier agreed the language in Zoning requires the property owner to be a resident. Mr. Cohen responded getting the Special Permit approved first makes it more viable to move into the multi-family dwelling. He stated how he interpreted the approval of the Special Permit. Ms. Mercier clarified a Special Permit can be issued for one year and at that point it can be reviewed for complaints and renewed. Mr. Safina asked if there is a requirement for each unit to have four parking spaces. Mr. Barry replied there is not a requirement, and said it is not a condominium. Mr. Saflna said whether the garages are accessible or not is a moot point. Ms. Ferrara explained the reason it was brought up is because If vehicles are not able to park in the garage it could impede the flow of traffic. Mr. Barry replied assuming the tenant has two vehicles. Mr. Safina said that area is dedicated parking spaces and the tenants to the north who are proposing green space could also affect the flow of traffic. Ms. Ferrara said she thought the whole purpose of the Parking Plan is to show there will be ample parking. Mr. Weston 8 Y Ur FqQ C Town of Reading ' s Meeting Minutes clarified the reason behind requesting a Parking Plan was to show that once the renovation to the garage is complete, the interior parking spaces will become available. Ms. Hitch pointed out the area where the Applicant could potentially park all his vehicles, and said everyone who purchased a home on these properties knew the strange access points. There is no promise of anyone doing anything in this area, a resident could park eight vehicles. She said she is having trouble with this conversation. Ms. Amy Weafer from 33 Village Street asked for clarification on how the Town defines residence and how it is proven or enforced. Mr. Weston replied he is unsure and the Town will need to sort it out. Ms. Weafer asked why the home office is necessary if it is just for a bookkeeper. Ms. Ferrara asked where the current office is located and why couldn't the office stay at that location. Mr. Barry replied it is located in Wakefield and he does not own the property. Mr. Cohen said the Applicant chose to apply for a home office. Mr. Safina clarified it is a home occupation and not home office. He said Special Permits for Home Occupations have been granted throughout the Town. Mr. Cohen said except for proving residency there has been nothing raised that could cause the Special Permit to be denied. He said his Applicant has Improved the dilapidated building. Ms. Leah Bodied from 28 Village Street said she has concerns about property values and if they will decrease if the structure becomes an office; and asked if there is anyone in Town who could address this concern. Ms. Juliana Schriber from 30 Village Street said she purchased the residential property three years ago and that she thought this was a residential area. Ms. Hitch clarified that the zoning is residential which is not proposed to change. Mr. Weston said the Special Permit cannot evolve to anything else or be transferred to anyone. The Special Permit is allowed to add convenience for homeowners to work out of their home; and the Commission makes sure the home occupation is not Intrusive to the neighbors. Ms. Bodied asked what would happen if the Special Permit is approved and there is more than one employee working at the property? Ms. Hitch said the Commission has previously discussed allowing a one-year permit to allow the Commission to review before a renewal. Ms. Mercier explained there are conditions added to the Special Permit that allow for zoning enforcement. Mr. Joe King from 31 Village Street said his concern is with the deliveries. Mr. Barry explained the company he buys from delivers directly to the construction site; and said he will guarantee no deliveries will be directly to Village Street. The owner of 15 Village Street and Real Estate Lawyer opined the attorney's explanation of the easement is Incorrect and provided her Interpretation. Mr. Mike Barry from 57 Village Street asked what would happen to the bathroom in the structure if the property is sold in the future? Mr. Weston replied a bathroom is allowed in a garage without Special Permit approval. A resident asked if the approval will change the zoning to business. Mr. Weston affirmed the zoning is not changing to business. e 4 y OPRL'g0 Town of Reading Meeting Minutes Mr. John Paglia from 8 Elliott Street asked if a fire truck could access the structure. Mr. Safina replied that a fire hose can reach the structure. Mr. Martin Rowen from 71 Village Street asked what Is the Town's definition of residence. Mr. Safina responded the Application Is not to add a residential unit. Mr. Weston suggested the public hearing be continued, and requested Mr. Barry let the Town know how the Commission should proceed. Mr. Safina made a motion to continue the public hearing for 21-23 Village Street to February 10, 2020 at 8:00 PM. The motion was seconded by Ms. Adrian and approved with a 5-0-0 vote. Ms. Mercier clarified to a few Commission members that a Special Permit is required for this Application because the home occupation is proposed in an accessory structure. Continued Public Hearing. Definitive Subdivision Plan 135. 139 & 149R Howard Street, Infrastructure Holdings LLC Andy Street was present on behalf of the Application. Mr. Weston opened the continued public hearing for the Definitive Subdivision Plan, 135, 139 & 149R Howard Street. Mr. Andy Street, PE from Civil Design Consultants on behalf of Applicant Kevin Greenwood, Infrastructure Holdings LLC, recapped the proposed project for the members who were not present at the last meeting and provided an update: • Held site visits with Conservation and minor clarification remains; • No changes to the Plan from last time; • Engineering and Fire have weighed in and will continue to work with them; and • Will provide updated plans for the next meeting from the feedback received tonight Mr. Street reviewed the requested waivers: • Paved width reduced to 24'; • 60'layout reduced to a 50' layout; • Limited traffic study; • Deviation from the roadway cross-section; • Proposing no sidewalks; • Landscape island omitted at the request from the Town; • No street lighting; and • Utilities, forced mains sewer, and changes to the standard drainage requirements Mr. Street reiterated the intent tonight is to receive feedback and to come back with an updated plan. Ms. Hitch asked for clarification on what changed from the last meeting. Mr. Street said the plans are the same, and repeated the intent of the meeting tonight Is to add any additional feedback from Town staff and Commissions and Incorporate them Into one updated plan. Ms. Hitch asked Ms. Mercier if it is usual for a cul-de-sac not to have street lighting. Ms. Mercier replied it is normal for some of them not to have street lighting, especially the ones with less than a certain number of lots. However, there have been recent requests from residents to add lighting to their street. Ms. Hitch opined she would not like to live In the rear of the subdivision with no lighting. Mr. Street replied there was a discussion at the DRT meeting to add lighting to Illuminate a little but not to appear like a busy street. Mr. 10 0f gtgo C �� , Town of Reading Meeting Minutes Weston asked Ms. Mercier about the spacing of lights on a regular residential through road. Ms. Mercier replied she is unsure and will verify the typical spacing distance. She added that lights on a regular road are important when there are cross-walks and curves. Ms. Adrian asked about the location of the hydrants. Mr. Street replied there is one proposed at the end of the cul-de-sac, which was accepted by the Town. Ms. Adrian questioned if the hydrant is accessible to the building In the rear. Mr. Street affirmed the hydrant will serve the whole development. He added the Fire Department did discuss sprinkling the house, but believes changes to the driveway will help this concern. Mr. Weston said he agrees with the Engineering comment that a 60' right-of-way is necessary even though it is not all getting paved. He pointed out the comment from Engineering about leaving the pavement width at 24' but enhancing the shoulders so a vehicle/fire truck can pull off onto the side without sinking into dirt. The street trees can be pushed out more so they are not right up to the curb. Mr. Street replied the change to 60' right-of-way would not change the plan. Ms. Mercier asked if the setbacks would change. Mr. Street replied the property lines will need to be updated but the development will still Flt. Ms. Mercier asked if additional utility easements would be needed for utility structures on private property if the right-of-way width changed. Mr. Street affirmed the lot shape will remain. Mr. Weston asked If the bulb at the end of the cul-de-sac complies. Mr. Street affirmed the bulb complies with the subdivision regulations. Ms. Mercier clarified the bulb would need to be 45' radius minimum for a fire truck to fit. Ms. Hitch agreed with the Engineering comment that on-street parking would cause two- way traffic to be blocked, and asked if an additional vehicle can park in the driveway. Mr. Street replied that there are garage spaces and several parking spaces available in each driveway, and added that even though Howard Street is narrow people park on the street. He asked for clarification about whether on street parking should be addressed on the next plan. Mr. Weston replied the enhanced shoulder would allow a vehicle to pull off. Mr. Saflna said it appears four vehicles can park on the paved areas of each house along with garage parking. He said the difficult lot is the one with the long driveway, vehicles will have to back out of the driveway. Ms. Mercier asked whether the increased layout and mountable curb will impact the drainage design. Mr. Street said the regulations require vertical granite curbing which Is not mountable, and asked if the Town allows slope granite. Ms. Mercier replied that the Town Engineer would have to approve slope granite curbing, and commented there was flexibility on the design for the subdivision on Lenetta Lane. Mr. Street said the feedback from the Engineering Division is still being addressed. Mr. Weston opened the public hearing to public comment. Ms. Marie Kleponis from 56 Wescroft Road asked if the raising of the road would impede a Fire Truck from backing up; and asked if the whole road is being raised, how would the water flow. Mr. Street explained the road is relatively flat but the houses will need to be raised. The water will be maintained onsite and will flow to the wetlands. A resident asked if the salt and sand on the road will go into the wetland. Mr. Street replied the DEP regulates the drainage design, and explained there are a few treatment steps before it goes into the wetlands. A resident expressed concern about the potential house height. Mr. Street explained the basement is not a walk-out basement; and said the elevation behind the house is the same 11 4/dy Ur PCgOi Town of Reading Meeting Minutes as the front. Mr. Weston reviewed the elevation of Howard Street and said the new dwellings will be slightly higher. Bob Connors from 107 Howard Street said: • There Is quite a bit of traffic on Howard Street, requested a traffic study, and said there could be bottle-neck that area; • There could be possible public health issues because of the retention pond and asked if there Is mosquito control for ex. EEE or West Nile Virus; and • Larger drain pipes should be installed than what is proposed because of the amount of water. Mr. Street replied there was a limited traffic study. Mr. Weston explained a resident on Howard Street might notice the difference, but the industry standards looks for a delay at intersections; the number of vehicles from the subdivision will not require big infrastructure Improvements. He said the Applicant looked at sight-lines and safety issues, but the development size did not require a traffic study and is more design-related. Mr. Connors asked about if there will be a street light installed at the entrance of the subdivision to Illuminate the intersection and/or a stop sign? Mr. Street replied lighting is not proposed today, but that he is still working out details with the Town Engineer. Mr. Connors opined that without a light or stop sign the potential for an accident Increases. Mr. Street responded to the mosquito concern, and explained the design standards make sure the basin drains within 72 hours. It is designed not to keep water, which prevents mosquito attraction. Mr. Street responded to the drain pipe suggestion, and explained the rationale behind proposing smaller drain pipes. The Commission clarified the Applicant should pursue a 60' right-of-way and street lighting. Mr. Safina made a motion to continue the public hearing for Definitive Subdivision Plan, 135, 139 & 149R Howard Street to February 10, 2020 at 8:30 PM. The motion was seconded by Ms. Adrian and approved with a 5-0-0 vote. Continued Public Hearing. Site Plan Review 258-262 Main Street, CRE Ventures LLC Mr. Weston said at the request of the Applicant, the public hearing for 258-262 Main Street Is continued to February 10, 2020. Mr. Safina made a motion to continue the public hearing for 158-262 Main Street to February 10, 2020 at 8:46 PM. The motion was seconded by Ms. Hitch and approved with a 5-0-0 vote. Planning Updates and Other Topics • South Main Street Design Best Practices Ms. Mercier said the discussion on the South Main Street Design Best Practices will be held at the next meeting. The discussion is needed to see if there are any updates necessary because of the recent zoning changes. 12 o�y arq ' Town of Reading Meeting Minutes r° Downtown Smart Growth District Design Guidelines Ms. Mercier said the Town received feedback from the State on the Downtown Smart Growth District Design Guidelines and there were a couple of concerns. She presented the feedback and made suggestions on how to work through the concems. Ms. Hitch asked how a developer would know a suggestion versus a requirement. Ms. Mercier said "shall be considered"is throughout the document. Ms. Hitch said the Gould Street development allowed the developer to be able to push back. Mr. Weston said the purpose of the document is for guidance. Ms. Clash asked for clarity if the standards are actually standards and guidelines is what the Commission prefers. Mr. Safina explained zoning doesn't allow control over these things, and the Smart Growth District allows standards and guidelines to be Imposed. Ms. Clish cautioned the Commission while going through the feedback and making changes the concept is captured before eliminating it entirely. Ms. Mercier said if the Commission approves the changes, she will submit to the State. Mr. Weston asked about the parking. Ms. Mercier said an Applicant is required to submit a parking plan. Ms. Clish asked if there was a way to make it less vague, and say when more parking may be needed. Mr. D'Arezzo suggested adding "all parking plans submitted must adequately address the necessary based on the usage ? Mr. Saflna said the Town does not require commercial parking. Ms. Mercier said the Town requires a plan, and the Applicant has to figure out parking for commercial spaces and employees which might mean commercial parking is required. Mr. Weston said the Town requires a parking plan and he suggested adding language. Ms. Mercier replied that a developer often doesn't know in advance the type of business that will lease the property. Mr. Weston said a developer knows if they are going to design a restaurant or retail space. Ms. Mercier said a restaurant or retail space does not require parking spaces. Mr. Safina said a business can exempt themselves as long as they were within 300' from a parking lot. The Commission discussed the zero-requirement for parking and agreed it could be time for a change. Ms. Mercier said employee parking for the commercial space is the biggest concern. Mr. Saflna suggested language to add to parking. Ms. Mercier said the intent is to make sure the developer is thinking about the parking. Ms. Mercier said there is a possibility more feedback is coming from the State. • Approval of CPDC Minutes of 11/04/2019 & 12/09/2019 The Commission did not review the minutes. . Updates Mr. Safina said the lighting installed at 306 Main Street floods the property. Ms. Mercier responded the Applicant does not have an occupancy, she will make sure it is addressed before approving. Ms. Mercier provided Planning updates: • The Main Street Trial Road Diet is planned this spring, with a public open house in March; and • Working on downtown parking, and presenting to the Select Board on Tuesday Mr. D'Arezzo asked whether changes are needed to the Town's small wireless facilities regulations. Ms. Mercier explained how the Town has responded to the proposal received from a third-party company that hosts wireless carriers for new poles. 13 y Orn Town of Reading 6va� Meeting Minutes L,N[OPPOP Ms. Adrian asked if there were restrictions on real estate companies using drones to film properties. Mr. MacNichol and Mr. Weston replied drones are regulated by the FAA. Ms. Mercier discussed the Downtown District Management Organization Initiative that began last summer, and said a Grant has been submitted to get additional funding. Mr. MacNichol discussed the MVP Grant that he submitted. Mr. Salina made a motion to adjourn the meeting at 10:51 PM. The motion was seconded by Ms. Hitch and approved with a 5-0-0 vote. Documents reviewed at the meeting: CPDC Agenda for 1/13/20 Form M: Reduction of Surety, Randall Road Subdivision 258-262 Main Street Continuance Request 259-267 Main Street- revised plans, revised Decision 21-23 Village Street- parking plan, revised Decision 135-149R Howard Street- Definitive Subdivision plans Downtown Smart Growth District Design Guidelines - feedback from DHCD 14