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HomeMy WebLinkAbout2020-08-10 Community Planning and Development Commission MinutesAttendees: Members: John Weston, Chair; Nick Safina, Heather Clish, Tony D'Arezzo- Associate Members - Not Present: Rachel Hitch, Pamela Adrian Others Present: Community Development Director Julie Mercier, Staff Planner Andrew MacNichol, Select Board Member Carlo Baca, Aaron Mackey, Chris Latham, Eric Katz, Jack Sullivan, Nancy Finnegan, Jay Finnegan, Josh Latham, R. Dooley, Saverio Fulciniti, Alex Katz, Rob Pacaone, Frank Pellegrini, Johnathan Barnes, Karen Herrick Minutes Respectfully Submitted By: Andrew MacNichol Topics of Discussion: MEETING HELD REMOTELY VIA ZOOM Chairman John Weston called the meeting to order at 7:33 PM. Community Development Director Julie Mercier explained the protocols for tonight's meeting that is being held virtually as all hearings throughout summer have been. 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 and recording the meeting. Select Board Member Carlo Bacci introduced himself and noted that he is the liaison to the CPDC. Mr. Weston reviewed the agenda for the night and noted that the ANR Application will be taken out of order and discussed first. Ms. Mercier shared the ANR Plan on the screen. Staff Planner Andrew MacNichol summarized the application. Mr. lack Sullivan of Sullivan Engineering was present on behalf of the application. He stated that the lots will maintain the required 20,000 square feet of area in the 5-20 Zoning District and that frontage is not being affected thus qualifying the plan for ANR Endorsement. Mr. D'Arezzo asked if the rear lots need to have frontage. Ms. Mercier noted that the plan labels the lots as `Not Buildable Lots' and that they will be conveyed to 107 Sanborn Lane. Mr. Sullivan stated the lots can change owner but will remain 'Non -Buildable'; he continued that the lots will maintain common ownership. Mr. Sullivan stated he must label the lots as `Non -Buildable' or that the plan would not be eligible for endorsement. RECEIVED TO I CLERK Town of Reading R cR, ".A A 0E Meeting Minutes 2929 ser15 Al 9: 36 Board - committee - Commission - Council: Community Planning and Development Commission Date: 2020-08-10 Time: 730 PM Building: Location: Remote Meeting - Zoom Address: Session: Purpose: Meeting Version: Attendees: Members: John Weston, Chair; Nick Safina, Heather Clish, Tony D'Arezzo- Associate Members - Not Present: Rachel Hitch, Pamela Adrian Others Present: Community Development Director Julie Mercier, Staff Planner Andrew MacNichol, Select Board Member Carlo Baca, Aaron Mackey, Chris Latham, Eric Katz, Jack Sullivan, Nancy Finnegan, Jay Finnegan, Josh Latham, R. Dooley, Saverio Fulciniti, Alex Katz, Rob Pacaone, Frank Pellegrini, Johnathan Barnes, Karen Herrick Minutes Respectfully Submitted By: Andrew MacNichol Topics of Discussion: MEETING HELD REMOTELY VIA ZOOM Chairman John Weston called the meeting to order at 7:33 PM. Community Development Director Julie Mercier explained the protocols for tonight's meeting that is being held virtually as all hearings throughout summer have been. 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 and recording the meeting. Select Board Member Carlo Bacci introduced himself and noted that he is the liaison to the CPDC. Mr. Weston reviewed the agenda for the night and noted that the ANR Application will be taken out of order and discussed first. Ms. Mercier shared the ANR Plan on the screen. Staff Planner Andrew MacNichol summarized the application. Mr. lack Sullivan of Sullivan Engineering was present on behalf of the application. He stated that the lots will maintain the required 20,000 square feet of area in the 5-20 Zoning District and that frontage is not being affected thus qualifying the plan for ANR Endorsement. Mr. D'Arezzo asked if the rear lots need to have frontage. Ms. Mercier noted that the plan labels the lots as `Not Buildable Lots' and that they will be conveyed to 107 Sanborn Lane. Mr. Sullivan stated the lots can change owner but will remain 'Non -Buildable'; he continued that the lots will maintain common ownership. Mr. Sullivan stated he must label the lots as `Non -Buildable' or that the plan would not be eligible for endorsement. Town of Reading r' Meeting Minutes Mr. Safina made a motion to endorse the Approval Not Required Plan for 103-107 Sanborn Lane. The motion was seconded by Mr. D'Arezzo and approved with a 4-0- 0 vote. Continued Public Hearina. Site Plan Review 259-267 Main Street. Stoneaate Construction Corporation Mr. Weston opened the continued public hearing for 259-267 Main Street. He asked the development team to summarize the plan set. Attorney Joshua Latham was present on behalf of the application along with the development team. Mr. Latham noted that the hearing has been continued for a number of months. He continued that the proposal for a 24 -unit multi -family condominium development has not changed. Mr. Latham stated the use is by -right in the A-40 Zoning District and that the development has received a Special Permit by the Zoning Board of Appeals to allow parking within the S-15 Zoned portion of the site. Mr. Latham stated a number of changes were required by Conservation and resulted in a better plan. Mr. Latham stated the number of floors has increased from three to four but that the total height was minimally impacted. Conservation Commission has approved this design and closed their public hearing, an Order of Conditions is expected to be issued at their next meeting on August 12, 2020. Mr. Latham added that a boardwalk has been added to the plans to allow public access to the protected areas in the rear of the site. He stated that a Public Access Easement will be required for such. Mr. Joe Peznola, project engineer, reviewed the changes to the structure. He stated it was shortened in length by 6 units on the south side. Mr. Peznola continued that this resulted in the additional fourth floor and a series of parking spaces added to the rear portion of the site. Mr. Peznola stated impervious area was increased but stormwater management has been addressed. Mr. Peznola stated the proposed boardwalk would continue from the entrance of the site to the rear and connect to an existing walking path within the existing Sewer Easement. The boardwalk will be no higher than 30" off of the ground and help provide access during wet periods of time. Mr. Peznola added the length of building that was removed Is not being restored by removing invasive species and trash within the area. He stated the Applicant is also providing about 100 linear feet of stream bank stabilization In the rear of the site to help mitigate flooding concerns. Mr. D'Arezzo asked about light spillage into the abutting lot at the north of the property. He asked if this could be mitigated. Mr. Peznola acknowledged the spillage which he opined is minimum but that the Applicant can provide further shielding. Ms. Mercier asked if the photometric plan took the existing fence into consideration. Mr. Peznola replied in the negative but that it will help. Mr. D'Arezzo asked if the proposed chain-link fence is proposed by Conservation. Mr. Peznola replied in the negative and that the fence is required by building codes for retaining walls over 4' in height. Town of Reading i Meeting Minutes Ms. Clish asked who would maintain the proposed boardwalk, the Town or the Property Owner. Mr. Peznola stated it would fall to the property owner. Mr. Safina asked about the proposed height and if the building was being mounted. Mr. Peznola stated that some fill is being brought in to the site but that the building will comply with the Zoning Definition of height. Mr. Safina also opined that 'shakes' should not be used on a modern four-story building. He continued that the scale for such materials is hard. Mr. Katz of Stonegate Construction stated that the fa Sade material has not been changed much but because the rear of the building fronts Main Street additional towers and breaks in facade have been proposed. He stated that the 'shakes' have been used on other developments done by the development team. Ms. Safina asked about a horizontal change in material on the fourth floor. He stated the building will appear about 50' tall from the sidewalk due to the grade change. Mr. Katz replied that the option can be explored by using a different color or material. Mr. Safina asked if shingles were proposed. Mr. Katz replied they will be cedar impressions that appear to be shingles and do not change in height. He stated they will change the final color of the fourth floor. Mr. Weston asked how the floor heights have changed. Mr. Katz stated the new building proposal is 2-3' higher and that ceiling heights have been reduced to 8' in height to accommodate the height change. He continued this was possible due to a change in construction methods. Mr. Weston asked about the clearance height of the garage. He expressed concern that it presented challenges regarding loading and delivery at the property. Mr. Peznola replied a loading area has now been provided in the rear of the site and there is a pedestrian access to the garage. Mr. Peznola stated two loading spaces are required by zoning but a waiver has been requested to allow the one. Mr. Weston asked how trash will be managed on site. Mr. Peznola stated a roll out dumpster will be provided in the garage and be rolled out to the side of the building when pick up is scheduled. Mr. Safina asked where the dumpster will be brought out to. Mr. Weston asked about the grade change for such. Mr. Safina stated it was 7.5% into the building so pushing the trash out will be quite difficult. Mr. Katz stated trash is managed in the building and a private contractor removes on a regular schedule, usually two times a week. He stated both trash and recycling will be managed through the private contractor and that the grade change can be managed. There will be 4-5 trash barrels that will be no more than 50 gallons and removed twice a week through the loading zone so as to not block the drive aisle. Both Mr. Weston and Mr. Safina found this problematic during the winter months. Mr. Katz stated the residents will not be responsible and that the private management company should be able to accommodate the requests. Mr. Weston opened the hearing to public comment. Seeing none he closed the public comment portion of the hearing. Mr. MacNichol reviewed the Draft Decision for the Application. Mr. Weston asked if there were any outstanding concerns left by Conservation. Mr. Peznola stated no that the public hearing has been closed and an Order of Conditions is expected as soon as Wednesday, August 12`h, 2020. Town of Reading x Meeting Minutes Mr. Weston commented that the language of trash removal within the Decision must be updated. He added that the discussion of material change on the fourth Floor should also be added to the Decision. Mr. Weston asked if the proposed trail includes areas not covered in the boardwalk. Mr. Latham replied that within the Sewer Easement is not boardwalk material but the trail area shall still be maintained by the Condominium Association. Mr. Safina moved to close the Public Hearing for Site Plan Review at 259-267 Main Street. Ms. Clish seconded the motion and approved with a 4-0-0 vote. Mr. Safina made a motion to approve the requested waivers for Site Plan Review at 259-267 Main Street. Ms. Clish seconded the motion and was approved with a 4- 0-0 vote. Mr. Selina made a motion to approve the Site Plan Review Decision as amended. Ms. Clish seconded the motion and approved with a 4-0-0 vote. Continued Public Hearina. 40R Application 531 Main Street. Reading Chronicle 40R. ACG RE Reading, LLC Mr. Weston opened the continued public hearing for the 40R application at 531 Main Street. Mr. Chris Latham was present for the application along with the development team. Mr. Latham stated the number of residential units has been brought down from 19 to 16, while four are still designated as affordable. He added that the commercial space was lowered from 1,000sf to 800sf but a second distinct commercial entry was added. Mr. Latham stated the number of windows has been expanded around the Chapin Avenue corner and engages the street scape by removing the originally proposed solid brick wall and stucco material. Mr. Latham stated additional setbacks were added at the third and fourth Floors on the Chapin Avenue elevation and the east and west elevations. Mr. Latham reviewed the garage floor layout. He stated the number of City Lift garage spaces have been reduced from 24 to 21 and that the aisle width has been widened from 20'4" to 21'4". The proposed ADA space within the garage has also been widened to accommodate a loading van and that the proposed gas meters have been relocated. Mr. Latham stated that turning movements within the garage have been enhanced due to the proposed changes. Mr. Latham stated that two new street trees have been proposed and that one existing street tree shall be preserved for a total of three street trees. Mr. Latham stated that public bike racks have been proposed along the building and that private bike racks for tenants are proposed within the garage. Mr. Latham stated that the existing sidewalk has been proposed to be enhanced by formal street parking and a formal loading zone. Mr. Latham opined the small commercial square footage will not require large box truck deliveries and that the area can also be used for trash removal. Mr. Latham referred to the Parking Memorandum submitted which states the commercial area will result in minimal traffic impact. He also added that minimal impact is expected from the residential portion of the project, especially with the reduction in units. Town of Reading g Meeting Minutes 4� Mr. D'Arezzo asked about the City Lift system and how the shuffling procedure will work. Mr. Aaron Mackey, project engineer, stated more information can be requested from City Lift. Mr. D'Arezzo asked if the footings of the buildings were extended. Mr. Rob Paccione, project architect, stated the footings do not have to be extended and can be modified after further review. Mr. D'Arezzo asked about the building height and the elevator shaft height. He added that it is being measured from Main Street and not the average grade around the site. Mr. Paccione stated the average grade of the site is at 90'5". Ms. Mercier asked for clarification on the elevator shaft and stair well. Mr. Paccione stated the 9' structure is the stairwell. Mr. D'Arezzo opined the awning should be located at the commercial entry and not the residential. Mr. Paccione stated the goal was for the residential lobby to include historical features of the building and the team wanted to highlight that. Mr. D'Arezzo asked if the proposed sidewalk is impacting the Chapin Avenue width. Mr. Mackey replied that 24' wide is standard and the street narrows as it goes further down Chapin Avenue. Mr. Mackey opined 24' would be sufficient for turning movements. Mr. Latham stated the proposal is to enhance and formalize the existing sidewalk. Ms. Mercier added the proposal has not been reviewed by the Town's Parking Traffic and Transportation Task Force (PTTTF) and would also require Select Board approval. Mr. Weston opined the street tree at the garage would need to be relocated. Mr. Safina asked for a 3D block rendering in order to further review the proposed step- backs on the building. He opined the North elevation step-backs are an improvement but the South elevation could use a bit more. Mr. Paccione stated an image can be submitted. Mr. Safina added this will help provide more comment on the commercial entrance. Mr. Weston stated the massing is still a bit much for the small site. He continued that the approved 40R at Postmark Square required a number of conditions and step-backs for their building height approval. Ms. Clish agreed the massing is still a bit invasive. Ms. Clish asked where building/commercial tenant signage would be located. Mr. Paccione stated there is a horizontal band above the windows on both Main Street and Chapin Avenue where a sign could fit. Ms. Clish asked if the bedrooms in the center of the floors contain windows and if not, the development team should ensure that meets code. Mr. Paccione stated some studio bedrooms did not have windows but they could look for more natural lighting opportunities. Mr. Safina asked if exterior balconies could be provided in these areas. Mr. Paccione agreed to look into it. Mr. Weston opined the traffic report omits a lot of detail. Mr. Weston stated a commitment is needed that the user of the commercial space would be a pedestrian based tenant. He continued that a more detailed analysis may be required. Mr. Latham stated the commercial size is decreasing and that a use is determined by the market. Mr. Saverio Fulciniti of the development team stated he sees the commercial space as a'Personal Services' space or an office that requires retail frontage. Mr. Fulciniti added that they are adding restaurant infrastructure but a restaurant or bakery is unlikely. Mr. Safina opined the new Starbucks model could work here and that medical offices are not preferred. Mr. Weston agreed. Mr. Fulciniti asked about preferred uses. Mr. Safina stated the idea of preparing for a restaurant use is good so as to remain flexible to a restaurant space. Mr. Fulciniti agreed. Town of Reading , r Meeting Minutes Mr. Fulciniti asked what further detail can be provided on the traffic report. Mr. Weston stated parking demand for expected uses should be explored and this will help dictate the pedestrian use. Ms. Weston opened the hearing to public comment. Mr. Jonathan Barnes asked that the plans be submitted to the Historical Commission for review on their next meeting. He asked the developer to attend their September meeting and that the Historical Commission be allowed to provide comment to the CPDC prior to any approvals. Mr. Barnes asked about the changes to the garage. Mr. Fulciniti stated that two parking spots were removed in order to drop the commercial level and include a storage area. Mr. Barnes asked if Historical Elements are still included. Mr. Latham and Mr. Fulciniti replied in the affirmative. Ms. Jill Mayberry of 16 Chapin Avenue expressed concern of the noise of the City Lift technology. She asked if decimal levels can be provided. Mr. Fulciniti stated noise will not be heard from outside the building and video links can be provided. Mr. Fulciniti added that the roof decks were removed to also mitigate noise concerns. Mr. Weston stated decimal levels would be ideal to have for review. Mr. Fulciniti agreed. Ms. Mayberry asked if there was a power outage how would the City Lift technology work. Mr. Mackey stated a control box is present and a backup generator can be explored. Ms. Mayberry stated the Mission of Deeds business frequently has large delivery vehicles coming to its site. Mr. Weston asked if the proposed loading zone will undergo further review by the Town. Ms. Mercier confirmed but asked for preferred options by the CPDC; in example parking on both sides, one side, etcetera. Mr. Fulciniti stated No Parking Signage was installed along the Mission of Deeds by the owner thus more parking along the Chronicle Building. Mr. Weston agreed there is a long history of parking at the site. Ms. Karen Herrick of the Select Board stated it is a goal of Reading to be greener and more sustainable by reducing carbon emissions. She asked if electric vehicle components have been explored and if other utilities aside from natural gas have been explored. She continued that the RMLD should be involved with projects such as this and the development team should meet with the Climate Advisory Committee. Ms. Herrick added a Natural Gas audit has been done to find leaks within Town. Mr. Weston asked these be explored in the next submission. Mr. Latham stated that economics would be a big factor in such and that it being a 40R project implies reliance on public transit and smart growth development. Mr. Weston acknowledged the team addressing the prior comments from CPDC resulted in good changes. He continued that still needed are a massing model, gas meter approval, unit configuration (windows, etc.), noise levels and to explore sustainable options. Mr. Salina made a motion to continue the 4OR Application at 531 Main Street Shan be continued to September 14, 2020 at 9:30PM. Ms. Clish seconded the motion and approved 4-0-0. Continued Public Hearina. Site Plan Review 258-262 Main Street. CRE Ventures LLC Mr. Weston made an announcement to continue the public hearing for Site Pian Review at 258-262 Main Street to September 14, 2020 at 9:00 PM. Town of Reading Y Meeting Minutes Sian Permit Aoolication, 505 Main Street Professor's Market Mr. Weston asked the Applicant to summarize the application. Mr. Frank Pellegrini owner of Professors Market was present on behalf of the application. Mr. MacNichol stated the proposal is to remove all existing signage and lighting and replace with one awning. He continued that there is a Master Signage Plan for the building which the business owner has received approval from the property owner to deviate from. The awning will count towards sign area due to the size of the text. Mr. Weston asked if the blade sign will be removed. Mr. Pellegrini replied in the affirmative. Mr. Weston opined moving It over the center of the door may be helpful. Mr. D'Arezzo stated that both an awning and blade sign aren't allowed. Mr. MacNichol stated the maximum square footage of signage would be exceeded. Mr. Safina asked that the awning be moved to the top of the solider brick course. Mr. Pellegrini agreed that would be an improvement. Mr. D'Arezzo asked if the black text box is proposed or for easy clarification. Mr. Pellegrini stated that is the proposal. Mr. Weston opined it is a nice look that matches the business. Ms. Clish opined the 'In Reading, MA'text be removed to help clean up the awning. Mr. Pellegrini stated this would make sense. Mr. Sarna made a motion to approve the Certificate of Appropriateness as amended for the Sign Permit Application at 505 Main Street Professors Market. Mr. D'Areuo seconded the motion and approved with a 4-0-0 vote. Adiournment Mr. Safina made a motion to adjourn the meeting at 9:15 PM. The motion was seconded by Ms. Clish and approved with a 4-0-0 vote. RECEIVED TOWN CLERK RE ,,.,,.,, Town of Readingf'7A Community Planning 8 Development Commission 2628 SEP 10 AM 9: 09 CERTIFICATION PURSUANT TO G. L. c. 39, SECTION 23D OF PARTICIPATION IN A SESSION OF AN ADJUDICATORY HEARING WHERE THE UNDERSIGNED MEMBER MISSED A SINGLE HEARING SESSION [Note: Can only be used for missing one single hearing session; cannot be used for missing more than one hearing session. Inquiries concerning this form and your ability to participate in a matter where you missed a single hearing session should be addressed to Town Counsel.] I, (name), hereby certify under the pains and penalties of perjury as follows: 1. 1 am a member of said board 2. 1 missed, $hearing session on the matt of of I �) the prop rty l9cated at 53 t AV. which was 3. 1 reviewed all the evidence introduced at the hearing session I missed, which included a review of (initial which one(s) applicable): a. C — audio recording of the missed hearing session; or b. c3r, video recording of the missed hearing session; or C. a transcript of the missed hearing session. This certification shall become a part of the record of the proceedings in the above matter. Si ed under a pains and penalties of perjury this day of 2020. Name CTr� �S••,1"��J Received as part of the record of the above matter: Date: By: C WmysMIM1uE(iroC_MWinRwfa,m,lltlx REC IV TOWNECLERK READING, MA. Pz- 2121 SEP 16 PM 1 Town of Reading Community Planning & Development Commission CERTIFICATION PURSUANT TO G. L. c. 39, SECTION 23D OF PARTICIPATION IN A SESSION OF AN ADJUDICATORY HEARING WHERE THE UNDERSIGNED MEMBER MISSED A SINGLE HEARING SESSION [Note: Can only be used for missing one single hearing session; cannot be used for missing more than one hearing session. Inquiries concerning this form and your ability to participate in a matter where you missed a single hearing session should be addressed to Town Counsel.] I, Rachel Hitch (name), hereby certify under the pains and penalties of perjury as follows: 1. 1 am a member of said board. 2. 1 missed a hearing session on the matter of at Smart Growth District Plan Review for the property located at 531 Main Street which was held on August 10 2020 3. 1 reviewed all the evidence introduced at the hearing session I missed, which included a review of (initial which one(s) applicable): a. audio recording of the missed hearing session; or b. _x_ video recording of the missed hearing session; or C. a transcript of the missed hearing session. This certification shall become a part of the record of the proceedings in the above matter. Signed under the pains and penalties of perjury this _14_ day of _September_, 2020. Name Received as part of the record of the above matter: By � Position: CZY�I-:L nni r C1Vcev4mernicM�lAppppelWURMicmaofllWinAawiVNe,CssflelComemOmlmk14122P1)BKPOC MUIIinRuleForm�rdF Joc