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HomeMy WebLinkAbout2020-09-14 Community Planning and Development Commission Minutes RECEIVED TOWN C !E R K Town of Reading 3 Meeting Minutes a :i 3 C';T 23 A410: A Board - committee - commission - Council: community Planning and Development Commission Date: 2020-09-14 Time: 7:30 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,Town Engineer Ryan Percival,Brad Latham, Jack Sullivan, Chns Latham, Kathleen Desmond, Saverio Fulcmiti, Rob Paccione,Aaron Mackey, Demetra Tseckares, Charlie Cochran, Beth Shurland, Deb', Kevin Vendt, Leslie P.', Jason', Enc Hughes, Jill Mayberry, Joy', Peg", Keith D'Entremont, Kaitlyn Kariger, Vanessa*, Art Triglione, Heather Bramante, Jonathan Barnes, Shaun Hannafin Minutes Respectfully Submitted By: Andrew MacNichd 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 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 Hearing Site Plan Review 3310-1312 Main Street Reading Animal Clinic Ms. Adrian read the legal notice for the application into record. Mr. Brad Latham was present on behalf of the application team, he was joined by project architect Charlie Cochran, projectengineer Jack Sullivan, landscape designer Demetra Tseckares and Dr. Beth Shurland. Mr. Latham continued that the Reading Animal Clinic has been in practice for over forty years. He added that the current site is a bit small for the clients needs and they are looking to build a new facility. Mr. Latham summarized the application by stating it will comply with all zoning requirements including building dimensions, setbacks, and parking. Mr. Latham stated that a waiver has been submitted for a full traffic report but added that a traffic engineer has been brought on to discuss concerns of a left-hand turning movement into the site. Mr. Latham stated a second waiver has been requested in terms of the loading space required to be on-site; he stated deliveries are small in nature and the site maintains plenty of space for such. Mr. Latham continued that site signage will be limited to the existing free-standing sign and the proposed wall signs will be removed. He then handed It off to project engineer Jack Sullivan. Town of Reading .Y Meeting Minutes Mr. Sullivan reviewed the site plans for the application. He showcased the Zoning Table describing the dimensional aspects of the proposed building. Mr. Sullivan stated a Notice of Intent will be required to be filed with the Conservation Commission. He informed the commission that any curb cuts will need to be approved by Mass Department of Transportation (Mass DOT). Mr. Sullivan described the intent for a residential subdivision in the rear of the proposed site. He stated utilities for this project would be connected to any future development of the subdivision. Mr. Sullivan reviewed the proposed parking layout of the site. Parking will be situated mostly in the rear which will allow more landscaping in the front of the site along Main Street. Mr. Sullivan stated parking will be shared between the existing site and the proposed development and that the Gross Floor Area was calculated for each. The requirement of 44 parking spaces is met and exceeded by the 47 parking spaces proposed, including two ADA van accessible spaces. He added that a fire truck will have room for safe turning movements In the rear of the lot to prevent them having to back out onto Main Street. Mr. Sullivan detailed the grading, drainage and utility plan. He stated a 25ft easement is proposed to the Town and that drainage will be captured by an infiltration chamber as well as a rain garden. Trash will be managed on-site and be screened by a solid board fence. A fire hydrant will also be provided in the rear of the site. Mr. Charlie Cochran of Cornerstone Architects presented the floor plans for the application. The proposed building will be a two-story wood framed structure with slab on-grade. Mr. Cochran continued that canopies have been added to the side entrances for client safety. The sprinkler room is to be located so that the Reading Fire Department can easily access it. Gooseneck lighting has been provided on the exterior of the building. Ms. Tseckares stated the parking area will be well planted and provide plenty of screening. She added that plants within the raingarden will be capable of sitting in lots of water and will all be native species. She continued that trees will be planted throughout the site to screen the retaining walls. Plants along the sidewalk are proposed to falter during winter months for easy snow removal in the areas. The entire lawn is to be a clover lawn which is a bit stronger than normal grass and requires less maintenance. Multiple pollinating plants have been proposed in order to help the native area. Ms. Clish asked if the existing building is to remain. Mr. Latham replied in the affirmative and added they will both share an entrance and parking. Mr. Safina asked if it is two different owners of the lots. Mr. Latham replied that it is two different entities but common owners. Mr. Safina asked how this affected the signage proposed. He stated a free-standing sign may be able to be shared and both buildings could have wall signage. Mr. Latham stated they will remain as two separate lots so this is unlikely. Mr. Weston asked if a shared parking agreement should be submitted. Mr. Latham responded that he can produce such. Ms. Clish asked how the residential site behind will be accessed. Mr. Latham stated it is currently be accessed through the site but future developments intend to have a different access area. Mr. Latham added the two spaces in the rear of the site will remain open until the access to the house is changed. Mr. Sullivan added the site will be proposed to be 2 Town of Reading va g Meeting Minutes accessed through Franklin Street in the future (if approved) but the current access will need to be maintained until any future approvals. Mr. Safina asked what the elevation of retaining wall is. Mr. Sullivan replied low is 208' and highest is 10' above such. He added that at Main Street where the wall ends is at elevation 210 or 2.5' high but the wall will average 6-8'tall. Mr. Safina asked about the material for the wall. Mr. Sullivan showed the retaining wall detail on the screen. Mr. Salina asked if the materials could be depicted on the elevation sheets. Mr. Safina asked if the building will be accessed through the rear doors on the side of the building. Mr. Cochran replied in the affirmative. Mr. Weston questioned if a dog relief area should be proposed on the site. Ms. Tseckares replied that the lawn area could be used as such but agreed that the plantings could be in the way. She added a row of plantings could be removed for a mulch area to help with such. Ms. Hitch questioned how the residential site will be accessed during construction. Mr. Latham replied it will remain open until any future development is complete. Mr. Weston opened the hearing to public comment. Ms. Leslie P. stated that crab apples are known to be poisonous to dogs and a different tree should be used. Ms. Teseckares replied they are a small species of crab apple eaten by birds but she can switch the plantings as needed. Ms. Leslie asked what the future use of the existing will be. Mr. Latham replied that the lots will remain separate but be accessed through one entrance. Mr. Weston added that the building could be used by a commercial entity under the same zoning use-category. He continued that if the use were to change categories it would trigger Site Plan Review. Mr. Latham agreed. Mr. Weston asked Staff if they had any outstanding concerns. Staff agreed they can handle any needed changes. Mr. Sullivan questioned if CPDC approval before Conservation posed any issues. Mr. Weston opined that keeping the hearing open until Conservation approval makes sense. Mr. D'Arezzo asked about the town owned property in front of the site. Mr. Latham stated the strip of land has existed since the 1930's and the deed states it shall be used for the extension or widening of Main Street. He added that in the 1970's Town Meeting approved easements but were never signed. Mr. Latham stated he has reached out to the Town Manager to approve the access. Mr. D'Arezzo asked if the driveway can be moved without an easement. Mr. Latham opined yes and that a recent subdivision has been approved crossing that may have crossed the same strip of land in a different location. [As of October 19, 2020, it was found that this statement is incorrect.] Mr. Safina made a motion to continue the public hearing for 1312 Main Street to November 2, 2020 at 7.30PM. Ms. Hitch seconded the motion and approved 5-0-0. Public Hearing Preliminary Subdivision 18-22 Small Lane/Off-Charles Street, Del Rev Realty Trust Mr. D'Arezzo read the legal notice for the application into the record. 3 Town of Reading Meeting Minutes Ms. Kathleen Desmond was present on behalf of the application along with project engineer Jack Sullivan, wetland scientist Maureen Herald and owner Eric Hughes. Ms. Desmond stated the project is within the 5-20 Zoning District and the project lots will comply with the requirements of such. She added that a number of waivers have been requested but deferred to the project engineer to review such. Mr. Shaun Hannafin, owner of 366 Charles Street was present and stated they have not agreed to any petition for the project. Ms. Desmond clarified the address used is 0 Charles Street and not 366. Mr. Sullivan presented the plans on the screen. He stated this is a preliminary plan application and not a definitive. He stated the intent is to service two single family homes by extending the private way of Small Lane. He stated the project team is looking to limit the amount of wetland filling and is defined as a 'Limited Project' which is the reasoning for a number of the waivers. Mr. Sullivan continued that the proposed roadway is 22' wide with grass strips and crushed stone infiltration trench's adjacent to the roadway. He stated the proposed homes are not shown on the lots but will be if and when the project appears before the Conservation Commission. Mr. Maureen Herald of Norse Environmental confirmed the project is defined as a'Limited Project' under the wetland protections act. This allows for upland area to be accessed through the wetland areas when there is no other access. She continued that the proposal is for a 40' open box culvert and is environmentally friendly in design. Replication is required at a 1-1.5 ratio of the land that is being filled and this project meets that requirement. Mr. Sullivan reviewed the requested waivers for the project which are stated on the cover sheet of the plan set. He stated that an Environmental Impact Report will be provided and that waiver request will be removed. He is also removing the waiver request requiring the project to meet the AASHTO Standards and the project will meet such standards. Mr. Sullivan stated the maximum dead-end roadway length is being exceeded and the 22' paved roadway is smaller than the existing 24' paved Small Lane. He added that the existing right of way is 50'wide and the proposal is matching that 50'. Ms. Hitch asked why the complete development plans are not shown. Mr. Sullivan stated the proposal is for two single-family home lots but the proposal is to now permit the proposed roadway before the house lots. He added the project is being conducted in such a way because the project could always be denied and the high fees are not refundable. More detail would be provided during a definitive application and the conservation commission application. Mr. Safina asked if the 35' buffer zone is the construction limit and if any homes would be within that line and the required setback. Mr. Sullivan confirmed and opined that the houses would need to be narrow in shape. Mr. Sullivan stated that both homes will have their own driveways. Ms. Clish asked what the footprint and square footages of the homes would be. Mr. Sullivan stated he did not have an answer at this point. He stated he can add the dimensional setbacks required by zoning to help depict any home locations. 4 Town of Reading i Meeting Minutes Ms. Adrian asked if this subdivision would be extended across the entire 13 acres. Mr. Sullivan replied that a majority of the site is wet and not buildable. Mr. Safna asked that contour elevation lines be shown that extend to and beyond the property boundary in order to help understand the complete impact of the water flow. Mr. Sullivan stated there is a depression area which collects water behind the proposed development area. He added that beyond that depression the land runs uphill. Ms. Clish agreed with Mr. Safina and that more contour lines would help identify where the flow is coming from and going to. Mr. Sullivan confirmed that the existing pipe is impeded by silt and that it will be replaced by the open box culvert which will allow for better flow. Mr. D'Arezzo asked what is happening with Lot 155 and asked if the developer had rights of access to the Small Lane extension. Ms. Desmond responded that the land will be conveyed and easements will be granted for access to such. Mr. D'Arezzo stated agreement from all abutters is required. Ms. Desmond agreed. Ms. Mercier stated the plan is a 'preliminary application' and if these plans are approved they are not subject to construction. Ms. Adrian opened the hearing to public comment. Mr. Keith D'Entremont of 292 Haverhill Street stated there were previous development plans that were dropped due to high costs. He added that the number of waivers requested is very high and that town standards should be met. Ms. Mercier replied that the subdivision regulations were drafted in the 1950's and the requirements are much more stringent than other towns. She added that this helps give the CPDC some power who can look for public improvements. Mr. D'Arezzo stated the regulations are not one-size-fits-all and they are reviewed on a case by case basis. He continued that sidewalks are not existing on Small Lane, that impervious surfaces are not ideal near wetlands and that traffic impacts would be minimal. Mr. D'Entremont asked if Small Lane is a private way. Ms. Desmond stated the titles reflect it is indeed a private way. She added that access would be improved as well as emergency vehicle movements. Ms. Kaitlyn Kanger of 21 Dana Road asked about the impacts to the natural habitat and what trees were to be removed. Mr. D'Entremont echoed the concerns. Ms. Hitch opined there are more questions than answers and that waivers should not be voted on tonight. Mr. Safina agreed. Town Engineer Ryan Percival stated there are concerns on the proposed non-looped water main and that improvements to the existing main may be needed. He added the fire-flows must be generated and presented to him. He opined that pavement width should be increased to 24'to match the existing street and that the country drainage proposal may be negatively impacted by snow plowing. He added a drainage report has not been submitted which would provide more detail. He questioned who would maintain the drainage features upon completion. Ms. Desmond stated a Home Owners Association will be drafted detailed the maintenance of such. Ms. Mercier asked when the project will be filed with Conservation. Ms. Herald stated the pavement width and drainage features must be confirmed before such. Mr. Safina asked if they can file even without access. Ms. Herald replied in the affirmative. Mr. Safina asked if a waiver is rejected now could it be approved in a definitive application. Ms. Desmond replied in the affirmative. 5 Town of Reading $ i Meeting Minutes 2a�� Ms. Herald clarified the access issue is related to the existing portion of Small Lane and that access to the proposed lots are in agreement. Mr. Safina asked how plow drivers know where to not put snow. Mr. Percival replied that the town does its best to inform them but the snow must go somewhere. He stated there are concerns that if it freezes over the proposed drainage features will water now to where it is intended. Mr. Sullivan reviewed some potential design changes which may help. Mr. Sullivan asked for the preferred pavement width by the board. Ms. Clish replied minimum is best and that is why conservation input would be helpful. Mr. D'Arezzo asked the existing width of Small Lane. Mr. Sullivan replied about 24'wide. Mr. D'Arezzo opined to have the proposal match the existing. Mr. Safina reviewed the requested waivers with the commission. Ms. Desmond informed the Board they will be reviewed again at a definitive application. The commission voted on the requested waivers in order. Mr. MacNichol reviewed the Draft Decision on the screen. Mr.Safina made a motion to close the public hearing for the Preliminary Subdivision Application at Small Lane. Ms. Clish seconded the motion and approved 5-0-0. Mr. Safina made a motion to approve the Decision of the Preliminary Subdivision Application at Small Lane as amended. Ms. Clish seconded the motion and approved 5-0-0. Continued Public Hearing. 40111 Application 531 Main Street Reading Chronicle 40R ACG RE Reading LLC Ms. Adrian opened the continued public hearing for the 531 Main Street development. Mr. Chris Latham was present on behalf of the application. He summarized the new changes which included a reduction in residential units from 16 to 12 but maintaining the —700sf of commercial area. An EV charging space has been provided per the Select Boards request and the applicant team has reached out to RMLD on reducing emissions from the project. Mr. Latham continued that the number of parking spaces were reduced as well. A sound measurement report was submitted and found the parking lifts produced sound no greater than an average garage door. He summarized further changes to the garage and parking spaces width. Mr. Latham stated a proposed street tree was removed due to sight line concerns and ADA ramps were added around the project. The Applicant presented a concept plan for the area within Chapin Avenue which could accommodate a loading zone as well as on-street parking. Mr. Latham Informed this would need to be approved by the Town. Mr. Latham shared a video on screen of how the parking system would work. Mr. Rob Paccione, project architect, shared the architectural plans on screen. He reiterated some of the garage changes Mr. Latham previously stated. Mr. Paccione stated the fourth floor saw the most amount of change and is providing just two three-bedroom units. The fourth-floor setback from Main Street was increased from 12'to 16'. 6 Town of Reading i Meeting Minutes Mr. Paccione presented 3D renderings of the proposed building. Mr. Aaron Mackey, project engineer, presented the civil engineering plan set for the project. He stated the city lift units have been changed from 7-wide to 5-wide which allowed for the spaces to be increased in size to be able to accommodate any vehicle. He stated an EV parking space has been added and will be mounted to the wall. There are 16 total parking spaces proposed now which meets the zoning requirement. Mr. Latham stated the project now conforms with the Design Guidelines more and the height of the building has been reduced to an average of 58'. Ms. Clish opined the building still feels overwhelmingly tall and the fourth floor is seen as a fifth due to the garage. She continued that the front of the building needs to provide increased step-backs to meet the desired scale. Ms. Hitch agreed with Ms. Clish's concerns and felt the narrow site did not help with the building size. She felt the building should be pulled back to allow for some landscaping in the front of the building or to allow for useable open space, somewhat like what currently exists at the site. She added that this may also provide room for outdoor dining opportunities in the future. Ms. Mercier stated that the maximum front setback allowed is 10'. Mr. Safina stated that may be enough due to the narrowness of the lot. Mr. Safina opined that the project massing is tough due to the slope of Chapin Avenue. He asked if the top two units on the fourth-floor are needed for the project. Project developer Saverio Fulciniti stated it is already close to a diminishing return and felt the project may not work with ten units or less. Ms. Clish agreed it is a challenging site but the massing is too much due to the close proximity of residential zoning. Mr. Safina stated he had hoped the renderings would relieve concerns of massing but they actually did not. He added that he appreciated the renderings being honest but more work is needed. Mr. Paccione asked if the front and rear elevations were where most of the concerns were. Mr. Safina stated the Chapin Avenue elevation is also a concern; Ms. Clish agreed. Ms. Clish asked what happens if power is lost can the cars on the City-Lift still be accessed. Mr. Mackey replied that the company has a track record of 25 years and felt confident the design would work. He stated it takes approximately 30 seconds for the car to become available for those looking for quick access to the car. He added that a back-up generator is now provided and that the top level can be manually dropped if needed. Mr. Fulciniti added the company provides same-day service from a local provider. Ms. Clish opined if the system is not reliable residents will park else where which is a concern. Mr. Fulciniti replied that the company has high remarks on service provided. Mr. D'Arezzo asked if EV charging stations can be provided on the lift. Mr. Fulciniti replied the lifts will be retrofitted so that an EV charger can be provided as needed. Ms. Hitch felt the building also appeared to be 5-stories from the Chapin Avenue view. Ms. Clish stated the design guidelines put an emphasis on the importance of building step- backs. Mr. Paccione responded that the project is abutting commercial and not residential. Mr. Safina recommended providing additional breaks in the horizontal planes which may help reduce the massing perception. Mr. Safina commented that without the top floor the massing of the project would be correct. 7 Town of Reading 'Y Meeting Minutes Mr. Paccione reviewed the commercial space and how it would activate the street front. Ms. Hitch stated that the area is Ideal for commercial. Mr. Safina asked if the entire windowed area is the commercial area. Mr. Paccione replied in the affirmative, that the retail space appears to be two-stories. Ms. Hitch stated pulling the building back will help hide how long it truly is. Ms. Paccione replied it may impact parking locations but the Applicant team can look into it. Mr. Safina suggested reworking the commercial area to allow for outdoor sitting. Ms. Clish recommended providing some sort of shading ability at the commercial area. Mr. Fulciniti asked for clarification on what the board wanted in terms of activating the street front versus pulling the building off of the street. Ms. Hitch opined creative options should be presented that reduces the massing perception and renderings of such should be presented. Mr. Safina opined a change in material on the Chapin Avenue elevation may help. He added that If the glass was lowered that would not only activate the street but provide a larger separation between the first two levels. Ms. Adrian opened the hearing to public comment. Ms. Jill Mayberry commented that the area is surrounded by concrete which may increase the sound produced by the garage. She added that the height of the building is a challenge to residents. She opined the street trees are not needed. Ms. Hitch responded that the commission cannot limit the number of units due the economic viability of the project. Mr. Art Triglione, owner of the neighboring Mission of Deeds building, stated he was concerned that sunlight will be blocked to his building and that residents may park within his parking lot across the street. Ms. Hitch asked if a shadow study was done for the project. Mr. Paccione replied that the shadow on the rendering is from the existing building and a report was submitted in the original submission. Said report should be improved from the reduced height of the building. Ms. Hitch asked what the current parking situation is. Ms. Mercier summarized the existing street parking at the sites area. On Chapin Avenue there is no parking along the Mission of Deeds frontage and informal parking currently exists along the Reading Chronicle building. Ms. Mercier opined that CPDC input on the Chapin Avenue concept plan would help the Town's parking and traffic task force make a more informed decision. Mr. Triglione expressed concern of a fire truck not being able to make a right-hand turn on to Chapin Avenue. Ms. Mercier stated she will bring the concern to the Fire Department. Ms. Hitch felt that strengthening the area with sidewalks and parking would make sense. Mr. Safina stated If the road width is being reduced than the Fire Department should be involved. Mr. Mackey presented the concept plan on screen. Mr. Mackey stated that the curb line on Main Street would remain the same and that the turning radius is actually being improved from 10 to 15. He stated that if there are concerns on turning movements the turning radii can be increased further. Ms. Hitch felt the proposed loading zone should be timed so it could allow parking at certain peak times. Mr. Fulciniti felt it could be used by the abutting businesses as well. Ms. Mercier asked if the Mission of Deeds would use such a loading zone. Mr. Triglione stated trucks typically pull into his sites parking lot and unload at the door so it is not required. Ms. Mercier added that the Police Department felt loading zones on the public way are not ideal and parking should be expanded. 8 Town of Reading Meeting Minutes Ms. Hitch suggested that the options discussed be explored further. She stated that there are open questions on the parking. Mr. Fulciniti agreed. Mr. MacNichol stated the concept plan will be discussed by the Parking, Transportation and Traffic Task Force in September. Ms. Adrian summarized that adjustments to the building scale are required, new renderings shall be submitted with the proposed changes, and that exterior parking concerns must be resolved. Mr. Satin made a motion to continue the 40R Application at 531 Main Street to October 5, 2020 at 8:OO1`111. Ms. Clish seconded the motion and approved 5-0-0. Continued Public Hearing, Site Plan Review 258-262 Main Street CRE Ventures LLC Ms. Adrian read the email requesting that the Site Plan Review Application for 258-262 Main Street be withdrawn without prejudice into record. Ms. Cl/sh made a motion to accept the request to withdraw the Site Plan Review application for 258-262 Main Street without prejudice. The motion was seconded by Mr. Satin and approved with a 5-0-0 vote. Adjournment Mr. Safjna made a motion to adjourn the meeting at 11.37 PM. The motion was seconded by Ms. Hitch and approved with a 5-0-0 vote. *Last Name Not Provided on Zoom Meeting Participants Page 9