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HomeMy WebLinkAbout2020-06-08 Community Planning and Development Commission Minutes Town of Reading e Meeting Minutes Board - Committee - Commission - Council: ,kA. x( 11: 27 Community Planning and Development Commission ` - JJ- I Date: 2020-06-08 Time: 7:30 PM Building: Location: Remote Meeting - Zoom Address: Session: Purpose: Meeting Version: Attendees: Members: John Weston, Chair; Nick Safina, Heather Clish, Pamela Adrian, Rachel Hitch, Tony D'Arezzo-Associate Members - Not Present: Others Present: Community Development Director Julie Mercier, Staff Planner Andrew MacNichol, Jeffrey Brem, Brad Latham, Patricia Dababneh, Michael Palmer, Nikki Bickell, Daniel Backman,William Bergeron, Jeff Howard, Andrea Berry, Tom Perry, Brian Sheehan, Patti Dalton, Larry Healy, Gina Healy, Lynda Hersey, Ted Moore, Beth Mosier, Brett Martin, Elizabeth Zuk, Sara Dembkoski, John Croce, Chris Selland, Tim Hill Minutes Respectfully Submitted By: Andrew MacNichol Topics of Discussion: MEETING HELD REMOTELY VIA ZOOM John Weston called the meeting to order at 7:35 PM. Community Development Director Julie Mercier explained the protocols for tonight's meeting that is being held virtually for the second time. She presented the Zoom Meeting information to the public for those wishing to join. She explained the features of the Zoom program and how to provide comments for any given application. She added that RCN is broadcasting the meeting. Mr. Weston reviewed the agenda for the night and that each public hearing has been continued to a later date but there are a few items the Board can discuss and vote on. Continued Public Hearing Site Plan Review 107 Main Street Messner-Brem Corporation Mr. Weston opened the continued public hearing for a Major Modification to an Approved Site Plan Review. The applicant was last present at the September 2019 CPDC. They then were required approval by the Zoning Board of Appeals (ZBA) before the hearing could continue. Ms. Mercier informed the board members that the Applicants received a Use Variance from the ZBA to allow commercial parking in the residential zoned area of the lot. Mr. Jeffrey Brem was present on behalf of the application, along with building owner Michael Palmer. Mr. Brem reviewed the proposal for 7 parking spaces with the board. He informed the board that the plan was approved by the Conservation Commission and the ZBA. Mr. Brem continued that an additional handicap parking space was required for ADA compliance due to the increased number of total parking spaces on the lot. 1 Town of Reading Y Meeting Minutes Mr. Weston opined that the spot on the north of the proposed area is not an ideal spot for parking and may have limited access. He also asked about an update on the discussion of a fence along the northern property line. Mr. Weston continued that they had asked the Snow Storage areas shown on the plan be removed as snow removal is handled with Conservation. Mr. Brem agreed on the parking being tight but reminded the board that the area would be employee only parking. He added that the Conservation Commission asked for the Snow Storage to be detailed on the plan. Mr. Brem continued that the landscaping proposed would provide screening but deferred to the owner of the property on installing a fence. Restaurant Owner Michael Palmer stated he would work with whatever the abutter would agree to but preferred a solid board fence be installed. Mr. Weston asked about the grading change between the site and the abutting property. He asked Mr. Brem to provide an estimate on the height of the discussed fence. Mr. Brem stated the grade change is no more than two feet. Ms. Hitch asked if parking was provided in the rear of the building. Mr. Brem replied that this was not feasible. Mr. Safina opined and agreed with Mr. Weston that the north most spot is not a safe or functional parking space. Mr. Weston added that the car would need to be very compact. Mr. Safina reviewed the turn radius for the spot and stated it is not functional. He asked if the pavement could be extended further. Mr. Brem replied they must maintain to the 35' buffer zone from Conservation. Mr. Safina asked the area to be signed as employee only so the space can be used safely. Mr. Palmer agreed and reviewed the employee process. Mr. Safina asked about the new Covid-19 implications to the restaurant and site. Mr. Palmer stated he is licensed for 140 seats but the square footage of the building would allow for much more under normal circumstances. Because of such Mr. Palmer opined he did not expect a great reduction in seating. Mr. Palmer added that the bar area cannot be used and a hand full of tables would be removed from each room. Mr. Safina asked if take out is growing and if parking is assigned for such. Mr. Palmer stated that call in orders have been increased and the pick-up is easily managed. He continued that the three spaces out front are typically used for such but are not specifically signed for it. Mr. Weston noted some items in the Draft Decision that needed to be added or modified. Ms. Patricia Dababneh of 113 Hopkins Street asked about the 30' zone boundary extension. Mr. Safina showed the extension line on the plan. Ms. Dababneh asked if an agreement could be made now on the screening and fencing between her and Mr. Palmer. She also asked if the screening could be extended. She continued that Evergreen trees were removed from the site and that the EPA was involved due to an appeal of the Conservation approval. Mr. Weston stated the Conservation appeal shall be handled through the Conservation Administrator and Commission. Mr. Weston explained any fencing in the buffer zone would also need to go through Conservation. 2 Town of Reading Y Meeting Minutes Ms. Dababneh explained the proposed screening is not ideal due to the ability that it can be removed and preferred fencing. Ms. Dababneh asked for a Condition to be placed in the decision for employee parking in the proposed area and not the storage of construction machinery. She added that they would like to see 'No Parking Allowed' on both sides of Howard Street. Mr. Weston stated that the CPDC cannot make such determination on street parking but that the proposed parking area shall be conditioned for 'Employee Only Parking'. Mr. Weston informed Ms. Dababneh that the Select Board manages the roads. Mr. Weston stated the fencing and screening can be discussed. Ms. Dababneh stated they did not wish for a new fence to abut her existing fence. Mr. Weston opined fencing on the discussed property could continue to be enforced by the Town which is a benefit to the abutter. Ms. Dababneh stated she would want the existing fence on her property removed. Mr. Weston informed Ms. Dababneh that the Commission cannot enforce the Applicant for any removal or construction on her property. Mr. Safina opined an abutter can plant trees for screening as well. Mr. Weston asked for the species being planted. Mr. Brem stated there are Maple Trees and Arborvitae Trees being planted at the Conservation recommendation. Mr. Brem stated an Order of Conditions was approved for the species and size. Mr. Brem continued that a fence could be placed behind these plantings. Ms. Mercier asked if a fence would require Conservation approval in the 100' buffer zone. Mr. Brem stated approval was not needed in the 100' buffer zone but perhaps the 35' buffer zone may require approval which he would obtain if needed. Mr. Palmer agreed to install and maintain a fence on his property and have the abutter remove the existing fence on their property. The Board continued to discuss how to approach the condition and what was allowable by the CPDC. Mr. Weston opened the hearing to further comment and seeing none closed the public comment portion of the hearing. Mr. Brem informed the Board that the employee parking is enforceable. Ms. Clish asked if it is the property owner or police who would enforce such. Ms. Mercier opined it would be the owner's responsibility. Ms. Clish agreed. Mr. Weston stated there is no condition that can be placed to order parking requirements behind the building. Ms. Mercier stated the Fire Department provided information on access to the site. Ms. Dababneh asked if the CPDC Decision is appealable. Ms. Mercier informed her it is appealable and the information for such can be found in the Reading Zoning Bylaw. Ms. Hitch made a motion to closed the public hearing on the Major Modification to an Approved Site Plan at 107 Main Street Reading, MA. The motion was seconded by Mr. Safina and approved with a 5-0-0 vote. Mr. Weston asked if there were any other comments on the Draft Decision. None were given. Ms. Hitch made a motion to approve the Major Modification to an Approved Site Plan Review as amended for the property at 107 Main Street Reading, MA. The motion was seconded by Ms. Clish and was approved with a 5-0-0 vote. 3 Town of Reading Meeting Minutes Continued Public Hearing Site Plan Review 259-267 Main Street Stoneaate Construction Corporation Mr. Weston made an announcement to continue the public hearing for Site Plan Review at 259-267 Main Street to July 13, 2020 at 7:45 PM. Continued Public Hearing Minor Amend to Approved PUD-R Johnson Woods Drive Johnson Woods Realty Coro Mr. Weston read the legal advertisement for the Minor Amendment to an Approved PUD-R at Johnson Woods Drive into the record. Mr. D'Arezzo asked to recuse himself from the discussion. Mr. Weston approved. Ms. Mercier reviewed how the discussion will be managed for any new joining members. Mr. Weston gave an overview of the role of CPDC and what they can manage and enforce. He reminded the public to work to discuss what is being applied for. Mr. Brad Latham was present on behalf of the Application along with Mr. Bill Bergeron and Mr. Ted Moore. Mr. Bergeron discussed the plan notes on the revised Key Plan that summarized all modifications asked for. He stated Building 47 is proposed to go from a duplex to a single- family unit and that Building 33 would receive said unit and become a triplex. Mr. Bergeron continued that Building 9 was originally a duplex unit but is now proposed to be two separate buildings in 9A and 9B. Mr. Bergeron stated all set-backs have been met and the Town Engineering department was okay with the modifications. He continued that these were all the expected changes for the next few years. Mr. Weston asked if this key plan was intended to satisfy prior conditions. Mr. Bergeron stated yes. Mr. Weston stated he would like more detail to the plan and asked how driveways will work, specifically for the proposed triplex unit at Building 33. Mr. Bergeron stated he can provide further information for Building 33 and 47. He stated Building 34 is the most minor change. Ms. Mercier opined that the information is not clear or matching from plan to plan. Mr. Weston stated that the Trevor Court proposal is not favorable. Mr. Weston stated that changes are more impactful to abutters and residents of the complex. Mr. Safina opined that conditions be placed that Building 33 maintain access from Johnson Woods Drive. Ms. Clish added that Building 33 seems narrow for a triplex and asked for more detail on such. Mr. Moore stated Building 33 will be built the same as existing Building 23 which is also a triplex and narrower than a duplex unit. Mr. Weston opined a Building 33 driveway will 4 Town of Reading Meeting Minutes '0a,mco. encroach the Trevor Court access. Mr. Moore stated the driveway will not be accessed through Trevor Court. Mr. Weston stated the plan does not include enough detail. Mr. Safina asked if there was a restriction on the number of single-family units allowed. Mr. Moore replied that no just the total number of units. Mr. MacNichol opined this needed further verification and review and could affect the number of affordable units. Mr. Weston opened the hearing to public comment. A resident of Johnson Woods Drive opined that the changes should be addressed separately. Mr. Weston stated they have done so in the past but would like to address all expected changes at once. Mr. Brad Latham opined the development has worked to save as many trees as possible and provide a beautiful end product. Mr. Weston reviewed the last few approvals and explained the reasoning for requesting further detail. Mr. Moore replied all requested changes have been met. Ms. Neala Healy of Green Meadow Drive opined that the driveway of Building 9B was unsafe as traffic on Green Meadow Drive from Johnson Woods Drive is significant. Mr. Croce stated it is a double wide driveway. Mr. Bergeron stated the driveway is about 60' away from Johnson Woods Drive. Mr. Rob Berry stated that there is a culvert and stormwater management infrastructure located right where the deck of the proposed Building 9B is shown. Mr. Berry stated a number of trees are being removed for this proposal as well and the lots have been staked out for months. Mr. Weston opined this is a case as to why more detail is needed and be thought through. Mr. Moore stated the same number of trees would be removed whether it is a duplex or two units as proposed. Ms. Adrian opined that the level of specificity is not available for any vote tonight and the application should be continued. Mr. Weston agreed, Mr. Moore opined that a tree survey and individual house plans should not be needed for the current request. Mr. Weston stated that the plans not including topography and notes are not sufficient and those details must be provided. Mr. Moore asked that some of the requests be approved tonight as they were applied for in January. Mr. Weston reviewed the history of White Oaks Lane. He opined it should not have been a surprise that these plans were requested. Ms. Mercier stated the Applicants have not provided all the details asked for. She opined that information on topography, grading, utilities and more is expected. Mr. Latham stated detail on one should not restrict another. Mr. Latham requested the approval of the Building 9 changes and the issuance of occupancy for 6-8 White Oaks Lane. Ms. Kelly Condan of 14 Green Meadow Drive stated Mr. Moore should provide information to the Board and not just the different departments of Town Hall. Mr. Weston noted the different requirements of each but added that CPDC looks for their approval beforehand. Mr. Bergeron informed the Board he will submit a more detailed plan. 5 Town of Reading �a i Meeting Minutes Mr. Safina stated the plans must be revised to show Building 33 as a triplex with its driveways. Ms. Adrian stated she would also like to see the driveways of adjacent buildings. Ms. Mercier questioned why the same level of detail isn't provided on all the plans. Mr. Dan Backman acknowledged that he is the intended buyer of unit 9A and is hopeful the proposal can move forward. He stated that he has been in contract with Mr. Moore for months and that further delays will cost hardships. Mr. Weston stated he understands and the board could approve items that appear ready today but that would result in the same piece-meal approval they were trying to avoid. Mr. Latham stated the changes to Building 47 result in larger setbacks from all sides. Mr. Safina questioned why the driveway for the building is not shown. Mr. Bergeron stated he will add it to the plan. Mr. Safina opined approving the Building 34 proposed changes with conditions that the plan be updated to show the correct Building 33 and the impacts to the driveway. Ms. Mercier stated the occupancy permit has been issued for 6 White Oaks Lane but not for 8 White Oaks Lane. Mr. MacNichol opined the Building 9 changes be considered separate from the Building 33, 34 and 47 changes. Mr. Moore opined that Building 34 be included. Mr. Tim Hill of 7 Green Meadow Drive joined the meeting. Mr. Weston reviewed the proposed changes to Building 9 which is adjacent for Mr. Hill. Mr. Hill stated that the changes are located in a drainage area. Mr. Hill stated he thought the stakes in the ground were for drainage and that they are very close to his property. Mr. Hill asked about tree removal for the changes. Mr. Moore stated some trees will need to be removed. Mr. Hill stated the decks facing his property are unfortunate. Mr. Moore stated both the duplex and single units would have decks facing the rear. Mr. Hill asked about the size of the units. Mr. Hill was not in favor of the proposed changes. Mr. Hill asked if landscaping could be provided for screening from the proposed changes. Mr. Moore stated he is happy to meet and discuss landscaping. Mr. Weston opined a full plan of changes should still be conditioned. Mr. Safina made a motion to approve the proposed amendments to Building 34 The motion was seconded by Ms. Hitch and approved with a 5-0-0 vote. Mr. Safina made a motion to approve the proposed amendment to change Building 47 to a single-family unit. The motion was seconded by Ms. Hitch and approved with a 5-0-0 vote. Mr. Safina made a motion to approve the location of Building 9A and Building 9B's driveway and the splitting of the duplex into two single-family units. The motion was seconded by Ms. Hitch and approved with a 5-0-0 vote. 6 Town of Reading Meeting Minutes Continued Public Hearing Site Plan Review 258-262 Main Street. CRE Ventures LLC Mr. Weston made an announcement to continue the public hearing for Site Plan Review at 258-262 Main Street to July 13, 2020 at 8:15 PM. Sign Permit Application. 32 Lincoln Street Swiss Bakers Mr. Weston made an announcement to continue Sign Permit Application at 32 Lincoln Street to July 13, 2020 at 8:30 PM. Adjournment Ms. Hitch made a motion to adjourn the meeting at 9:15 PM. The motion was seconded by Ms. Clish and approved with a 5-0-0 vote. Documents removed at n Prung: • 107 Main street-Major Mod To Site Plan Review: Site Plan Revision,dated 9/4/2020 Draft Decision,dated 6/4/20ID • Johnson Woods Drive-Minor Amend,To PUD-R o Proposal summary Unit 9 Relocation Plan,dated 2/4/2020 o Unit 34-36 Relocation Plan,dated 2/3/2020 7