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HomeMy WebLinkAbout2020-10-05 Community Planning and Development Commission Minutes RECEIVED Town of Reading TOWN CLERK Meeting Minutes RFS=:_`,JC—, ':A . 2121 GCT 20 RN 10: 33 Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2020-10-05 Time: 730 PM Building: Location: Remote Meeting - Zoom Address: Session: Purpose: Meeting Version: Attendees: Members: John Weston, Chair; Nick Safina, Rachel Hitch, Pamela Adrian Heather Clish, Tony D'Arezzo-Associate Members - Not Present: Others Present: Community Development Director Julie Mercier, Staff Planner Andrew MacNichol, Jack Sullivan, Harry Auerbach, Michael Gates, Kasie Gates Minutes Respectfully Submitted By: Andrew MacNichol Topics of Discussion: MEETING HELD REMOTELY VIA ZOOM Chairman John Weston called the meeting to order at 7:36 PM. Community Development Director Julie Mercier explained the protocols for tonight's meeting that is being held virtually as all hearings throughout the pandemic 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. Public Hearina. Soecial Permit 1364 Main Street. Bear Mountain Health Care Mr. Weston read the legal notice for a Special Permit request at 1364 Main Street into the record. Mr. Andrew MacNichol, Staff Planner, summarized the application. The site is currently used as a Nursing Home which a Special Permit was granted for in 1984. The site is switching ownership to Bear Mountain Healthcare but the use is to remain the same. The new owner would like to re-face the existing sign block with the new logo and title. According to the Bvlaw a Special Permit is required for a free-standing sign in a residentially zoned property; the 1364 Main Street site is located in the 5-20 Residential Zoning District. No existing Special Permit for the sign could be found so both Town Staff and the Applicant felt it best to apply for a Special Permit to re-face the sign. Mr. Weston provided further background information. He stated the sign bylaw was changed in the past and required a Special Permit for such an application. The CPDC knew at the time of the changes that a number of signs would become non-conforming. Mr. Harry Auerbach of Agnoli Sign Company was present on behalf of the application. Mr. Auerbach stated that the brick sign block would be maintained but the sign itself would be updated to the new logo. The size would remain the same and materials used include aluminum and vinyl. 1 Town of Reading i Meeting Minutes Mr. MacNichol stated the bylaw requires the sign to meet a number of setbacks in order to conform. He presented a map on screen depicting the approximate setbacks, all of which conformed to the bylaw requirements. Ms. Adrian stated the proposed sign is more visible than the existing sign due to the colors used. Mr. Weston asked if the letters are to be raised. Mr. Auerbach replied they are 1/4"thick. Mr. Weston asked if the sign is to be illuminated. Mr. Auerbach stated that the existing sign is externally illuminated and this would remain. The sign would be lit from the hours of operation of 6AM-6PM even though the facility is open 24/7. Mr. MacNichol reviewed the Draft Decision for the application on screen. Mr. Weston asked if any complaints had been filed for the site. Mr. MacNichol replied in the negative. Mr. Weston opened the hearing to public comment. Ms. Mercier stated no hands were raised on the Zoom feature. Ms. Hitch motioned to close public hearing for the Special Permit Application at 1364 Main Street. Ms. Clish secanded the motion and it was approved with a 5-0-0 vote. Ms. Cifsh made a motion to approve the Special Permit Application for a free- standing sign at 1364 Main Street. Ms. Adrian seconded the motion and it was approved with a 5-0-0 vote. Public Hearing. 40R 531 Main Street, ACG RE Readina. LLC Mr. Weston read the continuance request from the Applicant Into the record. Mr. Weston made a motion to continue the public hearing of 531 Main Street to November 2, 2020. Ms. Adrian seconded the motion and it was approved S-O-O. PRD Pre-Application Conference 106 County Road Ms. Mercier summarized the application and its requirements. She stated that within the Planned Residential Development (PRD) Bylaw there is the ability to schedule a conference with the CPDC to review early thoughts on the application. She continued that a 'proof plan' is required that shows the application conforms to the Subdivision Regulations by-right. The Applicant does not have a plan that fully meets the Subdivision Regulations but they wanted an opinion from the CPDC that waivers would not be granted unless that is presented. Mr. Weston asked if any PRD Developments have been approved recently. Ms. Mercier stated that a PRD was applied for and approved at Van Norden Road. Mr. Jack Sullivan, project engineer, was present on behalf of the application along with the homeowner Michael Gates. Mr. Sullivan summarized the plan. The site is within the 5-20 Zoning District which requires a minimum of 20,000sf of area per lot and 120' of frontage. He continued that the existing 2 Town of Reading z Meeting Minutes •„M lot has 68,000sf of land and the minimum to qualify for a PRD is 60,000sf so that threshold is met. He stated a fully complaint subdivision cannot be met. Though the plan meets the lot size and frontages needed they cannot provide a fully compliant 60' Right of Way due to the 80' lot width also required. He stated a 50' Right of Way can be shown with a fully compliant cul-de-sac but this does not meet the by-right requirements. Mr. Sullivan informed the Board that Staff met with the Applicants and expressed concerns that a conventional subdivision cannot be met. He continued that if this were to move forward the plan would be to maintain the existing house. Mr. Weston asked how the house would be maintained. Mr. Sullivan stated a narrow driveway could be provided to allow access to the rear lot. Mr. Weston asked the width of the roadway shown. Mr. Sullivan stated it was 34'wide and that if this were going forward he would need to present further benefits such as tree preservation, Low Impact Development, etc. Mr. Safina stated that the base PRD cannot be met so waivers cannot be justified. Mr. Sullivan agreed. Mr. Weston stated that Town Meeting approval is an additional hurdle. Ms. Hitch asked if a driveway is allowed to be flush to the property line. Mr. Sullivan replied that there are no setback requirements for a driveway on a lot line but drainage systems would have to be considered and fit on the lot. Mr. Safina stated the clearing of trees needed is an additional hurdle as they provide a good buffer to adjacent areas. He explained that the Right of Way doesn't need to be fully paved but it does need to be cleared. Ms. Clish agreed with this concern. Mr. Safina opined that a PRD being a difficult process is a good thing. Mr. Michael Gates stated that he appreciated the CPDC time and understood that the lot is not developable by-right. Other Business Open Storaae and Outdoor Events Ms. Mercier explained that Town Staff is trying to plan ahead to next summer where outdoor dining and retail may be a need. Whether the Covid-19 pandemic Is on-going or not businesses may want and need an option to allow for outdoor events. She continued that CPDC has expressed a need in the past for allowing such on private lots. Ms. Mercier opined that there are a number of options available to move forward with. Ms. Mercier stated that in 2011 an Administrative Rule was approved to allow Staff the ability to 'Administratively Approve'Outdoor Storage applications. This rule has a number of conflicts within it such as: • The existing definition of Outdoor Storage does not include outdoor dining or recreation • The Admin Rule stated Outdoor Storage is allowed in Business-B Zoning Districts but the Table of Uses stated the use is not allowed within that zone Mr. Weston asked what type of uses the Board should be contemplating. Ms. Mercier replied that there are two different needs: a process for applications on private land and a separate application for uses on public lands such as sidewalks and roadways. The CPDC is dealing with the former as it is within their jurisdiction. 3 Town of Reading e Meeting Minutes Ms. Mercier stated that the process would help contemplate uses that weren't envisioned during original Site Plan approvals. She provided some conceptual examples such as REI holding an outdoor event in their parking lot. Ms. Clish asked if outdoor dining is to be included in this thought process. Ms. Mercier replied in the affirmative. This year parking regulations under zoning were suspended by the Board of Health in order to allow for outdoor dining but that may be expiring before the end of the year. She explained that relying on such Board of Health regulations In the future is not ideal. Ms. Mercier asked why the Outdoor Storage accessory use was not allowed in Business-B zones. She added that the Downtown Smart Growth Overlay District (DSGD) should also be considered; she expressed concern that even if Outdoor Storage was allowed in the DSGD it may not be applicable to the non-40R developments in the underlying Business-B Zone. Ms. Mercier reviewed the potential of a Minor Site Plan Review process. She stated Site Plan Reviews are non-discretionary so that may present some issues but may also be a good thing in some cases. She added that currently a Special Permit is required for the use, which is discretionary, and requires a lengthier process for applications. She stated this could be changed through zoning amendments at April 2021 Town Meeting. Mr. Safina stated that the winter weather automatically eliminates a few months of the year where outdoor events are possible. Mr. Weston stated April 2021 should be a goal and that is not too far into the season for business to prepare for. He opined that the overlay district thoughts were good but would not reach the end goal we are looking for. He added any changes to such would need to go through the State for approval. Mr. Weston opined that businesses should be more prepared for next year and that plans should be thought of and discussed well in advance. He asked what changes would be needed to the Minor Site Plan Review process. Ms. Mercier reviewed the criteria relating to the Administrative Rule for Outdoor Storage. She explained that Outdoor Events are not explicitly defined which can be troublesome. Mr. Weston explained that the Admin Rule for Outdoor Storage differs from the Admin Approval for a Minor Site Plan Review. He stated parameters for health and safety measures are needed and that notice must be given to neighbors. He asked how things can be approved on a temporary basis. Ms. Mercier stated Special Permits can be conditioned for a length of time but Site Plan Approvals typically are not. She opined that getting away from the Open Storage use may be needed. Mr. D'Arezzo stated that Section 5.4 of the Bylaw does not state an accessory use must be within a building but only on the same lot. Mr. Safina asked if temporary uses are required to follow zoning. Ms. Mercier stated that Accessory Uses must follow the bylaw. Mr. Weston opined that Open Storage was not allowed in Business-B due to concerns that businesses would need to encroach on public spaces such as sidewalks. Mr. D'Arezzo agreed. Ms. Clish stated that any use permitted by-right as a principal use shall be permitted by- right as an accessory use. Ms. Mercier informed the Board that Open Storage is not a use within the Principal Use Table but is within the Accessory Use Table. 4 Town of Reading Meeting Minutes Mr. D'Arezzo asked at what point do Outdoor Applications trigger a full Site Plan Review. He used the REI outdoor sale as an example. Ms. Clish agreed that large events becoming the norm can present issues to abutters. The Board agreed that Minor Site Plan Review may present a good option to move forward with. They agreed that another discussion on this topic scheduled for October 191" would make sense due to the April Town Meeting timeframe. Minutes• 9/9/2020 Ms. Ciish made a motion to approve the 9/9/2020 minutes as amended. Ms. Adrian seconded the motion and was approved with a 5-0-0 vote. 9/14/2020 The Board discussed the 9/14/2020 minutes and found some information was absent. They requested that these minutes be reviewed further and discussed at the next hearing. Adiournment Mr. Safina made a motion to adjourn the meeting at 8:46 PM. The motion was seconded by Ms. Hitch and approved with a 5-0-0 vote. 5