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HomeMy WebLinkAbout2021-02-08 Community Planning and Development Commission Minutes &ECEIVED 4 91, TO`<4 ,d CLF RK Town of Reading 2Meeting Minutes ^:410: 28 Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2021-02-08 Time: 7:30 PM Building: Location: Remote Meeting - Zoom Address: Session: Purpose: Meeting Version: Attendees: Members: John Weston, Chair; Nick Safina, Pamela Adrian Heather Clish, Tony D'Arezzo-Associate Members - Not Present: Others Present: Community Development Director Julie Mercier,Staff Planner Andrew MacNichol, Chris Latham, Savedo Fulciniti,Aaron Mackey, Rob Paccione, Giovanni Fodera,Adam Goncalves, Michael Salamone,Art Triglione, Kevin Vendl, Jill Mayberry, Kevin Quetti, Susan Comm, Penny Jean 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 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. Continued Public Hearing 4OR Plan Review 531 Main Street Readina Chronicle Mr. Weston asked the Applicant team to explain the changes made to the plans since the last hearing. Mr. Chris Latham was present on behalf of the application team along with project engineer Aaron Mackey, project architect Rob Pacclone and project developer Saverio Fulciniti. Mr. Latham begun with the fact that there have been a number of significant changes made to the plan thus the long continuance of the project. The project has dropped Its building height to now comply with the zoning bylaw limits and the residential units dropped from twelve (12) units to seven (7) units. The —603sf commercial space has been maintained and the floor area ratio (FAR) of the project is now 1.83 well below the zoning maximum of 2.8. He also Informed the Board that the Cityl-ift Parking System which was previously proposed has now been removed and nine (9) standard parking stalls are now proposed, one of which will be an ADA accessible space. This would meet the 1.25 parking spaces per unit requirement. The drive aisle width was Increased but does still require a waiver; the garage entry width was also increased and no longer requires a waiver request. Mr. Latham stated that the application team also met with the Town's Parking Traffic Transportation Task Force (PTTTF) to discuss the idea of street parking, loading and sidewalks. The result of the conversation was the want for additional street parking and the 1 y Town of Reading Meeting Minutes �a need for sidewalks in the area. A four-foot sidewalk is now proposed on either side of Chapin Avenue. The PTTTF also asked for additional traffic calming measures which will require further discussion by the Board. Mr. Latham continued that the existing street tree will remain and an additional street tree will be installed. ADA compliant ramps will also be installed on the proposed sidewalk as well as on the sidewalk across Chapin Avenue. Mr. Latham stated high energy efficient building and construction methods will be utilized. Mr. Latham reviewed the waiver requests which Included requests for density limits being exceeded, garage drive aisle widths/dimensions, and for installing a dedicated loading zone on the site. He stated some additional waivers from the Design Guidelines have also been asked for. Mr. Paccione shared the architectural plans on the screen. He provided an overview of the garage layout which now contains nine traditional parking stalls, one being an ADA van accessible space. The eastern wall was modified in order to allow for adequate space to reach the gas meters on the exterior of the building wall. The first floor of the building will contain a —603sf commercial area and three (3) two-bedroom units. The second floor will then contain an additional four (4) two-bedroom units for a total of seven (7) units In the development. The roof layout has not been drastically modlfled but bump-outs were added. Mr. Paccione stated the building was brought down in height by about eleven (11) feet. The structure now complies with the zoning bylaw's height requirements. Mr. Paccione reviewed the proposed building materials. The front fagade will remain a stone veneer that wraps around Chapin Avenue. A panelized siding system will be used above the commercial area. This front portion of the building has also been lifted so that it is slightly higher than the residential portions in the rear which will help in differentiating the areas. As the building moves down Chapin Avenue bump outs have been provided with different coloring than the panels behind In order to help mitigate any massing effect. A brick facade will also be provided on the garage level along Chapin Avenue. The front of the building has remained largely the same as previous Iterations with the addition of a step-back at the southeast corners second-floor level in order to provide a residential balcony. The east facade of the building has similar additions and break ups. The rear (south) facade will not be highly visible from pedestrians or drivers and is not broken up in plane. The roof line parapets will add some slight articulation to this facade. A waiver request has been submitted for such as it deviates from the DSGD Design Guideline requirements. Mr. Paccione shared the building renderings on the screen. He presented images from a variety of directions. Mr. Latham added that high efficiency design, materials and construction methods will be used by: utilizing recyclable and sustainable materials where possible; providing a thermal building envelope that exceeds code requirements; Installing energy star efflcenicy appliances; and by purchasing off-site green energy to offset the buildings carbon footprint. He continued that each garage parking stall will be equipped with EV Charging stations and that a number of bicycle racks are proposed both inside and outside of the building. Mr. Mackey presented the engineered site plans on the screen. He summarized that the CityLift system has been removed which helped reduce the building height to 41'2"and in turn the Floor Area Ratio (FAR) has been dropped to 1.83 conform to zoning requirements. The density of units per acre has also been dropped but will still require a waiver. He continued that the Town's PTTTF requested the two parallel parking stalls along Chapin Avenue as well as a sidewalk ranging from 4'to 12.2' wide. The changes result in Chapin Avenue maintaining a drive aisle width of 24'. Mr. Mackey stated that the Town Engineer has approved the drainage system and that it meets all requirements. 2 FHF '� Town of Reading .. , ��y� Meeting Minutes a:IMOPN�F. Mr. Safina opined that the north elevation image should provide shadowing in order to make the building less flat appearing. He added that he still had concern with the front of the building as there is not much separation between the commercial level and residential above. He stated something should be given to further differentiate the two levels. Mr. Paccione responded that the first-floor level would be brighter in color and they toned the darker color above due to previous comments. Mr. Safina added the right dark color could work and more options should be explored. He asked if the windows on the second-floor level were the same dimensions of the first floor. Mr. Paccione replied in the affirmative and that the Image may have some distortion. Mr. Safina stated that he had concerns with the long stretch of building on Chapin Avenue. He felt that the building appeared flat and the renderings should be presented with shadowing effects in order to properly show the buildings depth. He questioned the colors of the materials being used. Mr. Paccione replied that lighter coloring is proposed on the lower levels with darker shades above. Mr. Safina suggested that the colors are a bit too similar and should be differentiated further. Mr. Safina asked if the windows on the upper levels will align with the lower floor windows; he opined that the modem windows proposed within the classic fagade could appear dull due to the lack of trimming, especially on the longer building fagades. He stated multiple renderings and options should be provided to the Board who can determine what fits best. Mr. Paccione replied that he would do so. Mr. Weston asked what the depth of the bump outs along Chapin Avenue is. Mr. Paccione replied that they are 6' deep and the same bump outs have been proposed on the south fagade as well. Mr. Safina shared his screen which provided shadowing effects and transparent balconies on the building fagade. Ms. Clish asked how deep the proposed balconies are. Mr. Paccione replied they are about 3.5' in depth. Ms. Clish questioned how residents could viably use these outdoor balconies. Mr. Paccione stated the intent was to provide an area for residents to enjoy outdoor coffee or a small seating area but they aren't to be a full-size patio area. Ms. Clish was concerned that there are limited outdoor amenities provided at the site. Mr. Safina agreed and felt that the balconles should be pushed out further so that they are more useable. Ms. Clish agreed with Mr. Safina that the color is not clear and more images of such should be provided in the future. Mr. Paccione stated that he agrees with both requests and will provide updates such. Mr. Safina stated that the southernmost unit will not receive a lot of light. Mr. Paccione opined the windows could be enlarged to help with such. Mr. Safina recommended enlarging the glass door to help Increase light. Mr. Latham asked if these requests could be approved administratively. Mr. Safina opined finding a way to streamline such would beneficial but the Board will want to review materials In the future. Mr. Paccione stated that physical examples can be shared. Mr. Weston asked to discuss the number of on-street parking spaces that can be provided as well as the width of the sidewalks. Mr. Weston asked what the grade change In the area is. Mr. Mackey stated that three parking spaces cannot be provided as they would encroach the garage entry way and associated ADA ramp at the comer. Mr. Mackey stated the grade is fairly steep but it is an existing condition that is being Improved by the addition of the sidewalk. The street grade must be matched and they will do their best to ensure pedestrians are safe. Mr. Safina stated a north facing garage is not ideal but It is level with the street grade which helps. Mr. Weston asked if the two proposed on-street spaces have any room to relocate the spaces to get off the steep part of the grade. Mr. Mackey replied 3 Town of Reading } = Meeting Minutes they could potentially be moved towards the garage which may help Flatten at least one of the spaces. Mr. Weston asked how high the garage clearance is. Mr. Paccione replied it is an 8' door. Ms. Clish asked about the proposed street tree. She stated that the location is not clear. Mr. Paccione replied that the street trees are not depicted in the renderings but the location is depicted on the site plans. Ms. Clish asked if the building overhang/canopy will impact the tree. Mr. Paccione replied that he will look into this a bit more. Mr. Safina stated a four-foot projecting canopy is being provided and this should be shown on the site plan to see if the impact is real. He asked how wide the brick strip within the sidewalk is. Mr. Mackey stated It is approximately 5' in width. Mr. Safina questioned why the tree must remain in place and if it could be moved. Ms. Mercier asked if the Main Street sidewalk is being disturbed at all. Mr. Mackey showed the plan on-screen which depicted the note that the sidewalk will be reconstructed. Ms. Mercier opined using this opportunity to work with the Tree Warden to find a new and better location. Mr. Safina opined placing it between the two doors. Ms. Clish added that there may be a light post in the area to be aware of as well. Mr. Weston stated that the existing tree is not in great condition. Mr. Latham responded that they are open to the idea of moving the tree. Mr. Safina stated to not move the tree further south. Mr. D'Arezzo asked to confirm that the south elevation has bump outs along Its facade. Mr. Paccione replied that different colors will be used but the plain of the building facade stays the same. Mr. D'Arezzo questioned the sign lighting and if it is backlit. Mr. Safina stated that the sign appears to be internally illuminated and not halo lit. Internally illuminated signs are not allowed in the Business-B zoning district. Mr. Latham responded the signage can be reapplied for at a later date. Mr. Paccione stated that the lettering does have opaque faces and a backlit board. Mr. Safina stated there does not appear to be a backboard to bounce the light off of and the letterings will be internally illuminated. He opined that the lighting will not work as desired. Mr. D'Arezzo asked who would use the bicycle racks that are proposed within the sidewalk. Mr. Mackey replied that they did not want to locate racks in front of the commercial area in order to provide room for outdoor dining or other uses. Tenants can use them to run in and out of the building quickly and commercial tenants could use it as well. Mr. D'Arezzo opined that it could be a hinderance to snow removal. Mr. MacNichol stated that the final location will be determined by the Engineering Department. He added that the PTTTF could revisit the need for such as well. Mr. D'Arezzo asked if the proposed on-street parking stalls could be extended to provide more room for vehicular movement. Mr. Mackey stated that he can look into such to determine if it is feasible or not. Mr. Weston also questioned If the sidewalk on the outside edges of the parking spaces needs to be as wide as proposed. Ms. Cllsh opined that the space could be used for additional plantings or outdoor dining. Mr. Mackey stated the corner of Main and Chapin is not as steep as the on-street parking area. Mr. Latham stated a tree was originally proposed on the Chapin Avenue corner but was removed due to concerns of sight lines for vehicular traffic. Mr. Latham agreed that the area could be used for planters or outdoor dining. Mr. Weston stated that an outdoor table is not feasible in the area due to the grade. Mr. Safina questioned if the sidewalk could be modified to allow for a Flatter area that could better serve outdoor uses. Mr. Safina provided some Ideas on how to modify the sidewalk to allow a useable Flat area. Mr. Safina opined that a step could be created by providing a second curb within the sidewalk. Mr. Mackey agreed that a design such as that may be feasible. Mr. Weston felt 4 rn �, Town of Reading ioMeeting Minutes that such a design would result in a safer and better-looking design as It would separate the useable space from the unusable. He continued that the Select Board and PTTTF would need to review the design. Mr. Mackey stated the sidewalk could maintain its grade and an additional curb could be run from the building. Mr. Safina presented some additional drawings on-screen of how this idea could work. Ms. Mercier added that the PTTTF was okay with a 5' sidewalk being added and reducing the road width to 22'. Mr. Safina questioned if the turning radii would work with such. Ms. Mercier replied that the Fire Department thought it would be sufficient. Mr. Weston opened the hearing to public comment. He asked if the public had any concern if the roadway width was reduced to 22' /11' wide on both sides of the road. Ms. Jill Mayberry stated that she did not understand why the street would need to be narrowed any further. She stated four-foot sidewalks exist and are sufficient to the area. Mr. Weston stated that sidewalks on both sides of the street could be extended to 5'wide each. Ms. Mayberry questioned if Chapin Avenue will become a one-way road if that were to happen. Mr. Weston stated that is not the intent at the moment. Ms. Mayberry stated there is not a lot of pedestrian activity and would feel safer with a four-foot sidewalk and 24'wide roadway. Ms. Mayberry asked if the on-street parking spaces would be restricted in any form. Ms. Mercier replied that they could be signed as 2-hour public spaces or all-day with an employee penult. This would require the Select Board to discuss and approve. Ms. Mayberry opined it is better off unrestricted as it currently is. Ms. Mayberry asked if the public parking lot across the street was useable for the commercial space. Mr. Weston stated the concern was raised when there were zero spaces proposed along Chapin Avenue. The two spaces now provided helps mitigate the concern somewhat due to the commercial space being limited to 600sf. Ms. Mayberry asked where construction workers would park their vehicles. She stated previous discussions Involved the developer agreeing to shuttle workers from a nearby area. Mr. Fuldniti replied that the shuttle service can be provided. Ms. Mayberry asked if this could be conditioned. Ms. Mercier replied that a construction management plan will be provided in the future which should address such. Ms. Mayberry asked if the construction hours will be conditioned. Ms. Mercier stated construction hours are regulated through the General Bylaw. Mr. Neal McCuish of Reading Square Auto Body asked how far the sidewalk would be extended. Mr. Mackey showed the plan on-screen confirmed the sidewalk would be constructed only to the limits of their building. Mr. Safina added that the sidewalk across the street is also proposed to be enhanced. Mr. Weston asked if the southern sidewalk currently exists. Mr. McCuish replied that the sidewalk does not currently exist. Mr. Mackey stated the sidewalk would be ramped down to the street level at the corner of the site and would help the Town with future sidewalk development or enhancement in the neighborhood. Mr. Mackey then conflnned any areas beyond the site will remain as existing conditions. Mr. Weston asked the applicant team to review the proposed waiver requests. Waiver requests include waivers for project density, garage drive aisle width, parking space sizes, providing an on-site loading zone and for the submittal of a full landscape plan. Mr. D'Arezzo opined that the Ash Street parking lot may not be considered an off-street public parking lot and thus would not be useable for the commercial parking lot exemption. 5 orx Town of Reading 5 g Meeting Minutes Mr. Safina stated that a parking plan could be submitted in the future once a commercial tenant is found. A waiver can then be granted if found to be appropriate for the site. Ms. Mercier stated that commercial areas under a certain square footage are also exempt from providing commercial parking spaces and the 600sf commercial area would qualify for such exemption. Mr. Latham stated research was done and It was found that the Ash Street lot does count as an off-street municipal parking lot and not an extension of Ash Street. Mr. Weston summarized that site signage must be removed from the application; the configuration of the on-street parking spaces must be reviewed further; the street tree location must be revisited; the depth of the balconies can be expanded if possible; materials and colors to be used will need to be submitted, and; language on a shuttle service for construction workers will need to be included In the construction management plan. Mr. Weston opined that these Items can be conditioned within the Decision. Mr. Latham agreed. The Commission reviewed the Draft Decision on-screen and incorporated language and conditions related to the requests discussed tonight. Mr. D'Arezzo made a motion to close the public hearing for the 40R Plan Review at 531 Main Street. Ms. Adrian seconded the motion and it was approved 5-0-0. Ms. Adrian made a motion to approve the requested waivers for the 40R Plan Review at 531 Main Street as amended. Mr. D'Arezzo seconded the motion and approved 5-0-0. Mr. D'Arezzo made a motion to approve the 40R Plan Review Decision for the site located at 531 Main Street, as amended. Ms. Adrian seconded the motion and it was approved 5-0-0, Continued Public Hearing Definitive 4-Lot Subdivision Grandview Road Michael Salamone Mr. Kevin Quitti, project engineer, was present to present the application. He presented the plan set for the subdivision on the screen. He re-summarized the entire application of subdividing the land at 4 Cold Spring Road into four (4) separate lots, for a new of three new lots. Mr. Quitti quickly summarized and presented: • The existing conditions plan; • The way of land plan which details a drainage easement and cul-de-sac shape; • The Proof Plan for the subdivision application showing all criteria can be met by- right; • That the proposed street name is Penny Lane; • The tree preservation plan which shows trees to be removed as well as trees to remain; • The erosion and control plan which details the construction entrance, and; • The utility and profile plan which shows the extension of the water and sewer mains. Gas and electric connections are also shown on this plan; Mr. Quitti stated that the grade change to the south Is steep but all of the lots are conforming to the rules and regulations set forth by the Town. Mr. Quitti reviewed the proposed drainage plan for the area. Stormwater infiltration will be run to a management system underneath Lot 2 and Lot 3. An outlook control structure and dry wells will be included as well. B -rn Town of Reading . rl Meeting Minutes 1 it Mr. Quitti stated the plan was reviewed by the Conservation Commission who did provide a number of comments in a memo. The Conservation Commission asked for the plans to be updated in order to better reflect and clarify both tree preservation and removal areas and erosion control placement. They also asked for a copy of the memo provided by the Town Engineer. The Conservation Commission informed the Applicants that any increase to impervious area or to dwelling sizes will require review and approval by their Commission. Ms. Adrian asked if the existing house on Lot 1 is to remain or be demolished. Mr. Quitti replied that it is the intent for the house to remain. Mr. Quitti clarified that the striped portion of Lot One within the Proof Plan is a sight easement. Mr. Weston asked to confirm that the Conservation Commission did not request any substantive changes to the proposed plan set. Mr. Quitti replied in the affirmative and showed a plan that better depicted tree location and caliper size. Mr. Fodera confirmed that the existing conditions plan was updated to better reflect this informatlon as well. He added that the limit of work line will be clarified in additional plan sheets. Mr. Fodera stated that existing plantings within the 100' buffer are a majority of small shrubs and bushes and thus were not Identified on the plans. Mr. Weston opened the hearing to public comment. Mr. Weston asked to clarify the process going forward. Ms. Mercier replied that the Town Engineer's comments have been addressed and the Conservation Commission did not request major changes so if the CPDC feels ready to vote they could close the hearing, vote on the waivers and then the application Itself. Mr. MacNichol shared the Draft Decision of the application on-screen. Mr. Weston opined reviewing the requested waivers before closing the public hearing. Mr. Safina asked if waiving an Environmental Impact Report (EIR) is under the CPDC's jurisdiction. Mr. Weston replied that the requested EIR within the Subdivision Rules and Regulations is not the same as a NEPA Environmental Impact Assessment. Ms. Mercier added that the Conservation Commission does request Its own environmental reports. The Board discussed the following waiver requests: • Waiver from submitting a full traffic study as a net of three lots may be minimal impact; • Waiver requesting reduced right-of-way width from 60'top 45' in order to match existing width; • Waiver requesting centerlines of opposing streets to be less than 150' as the ways have been in existence prior to the Subdivision Regulations; • Waiver for paved roadway width of 25' where 30' Is required due to the reduced right-of-way width; • Waiver from requiring dimensions matching Figure One of the Subdivision Rules and Regulations as the reduced right-of-way width requested does not align with such; • Waiver for requiring maximum slope of 1:1 as this would require a retaining wall to be constructed in lieu of grading onto the abutting Town owned land proposed; • Waiver requiring curb lines of 15'and 24' where 30' is required due to the absence of a western intersecting roadway; • Waiver from providing a full landscaped cul-de-sac island; • Waiver from sidewalks on both sides of the street as a sidewalk is proposed on one side due to the limited right-of-way width, and; • Waiver to increase slope easement width from 20'to 30' in order to properly grade into the abutting Town owned property. 7 orR�o Town of Reading , Meeting Minutes ~e'Jy 1KYA F Mr. D'Arezzo questioned if the CPDC can grant a waiver allowing sloping onto the Town owned land. Ms. Mercier answered that CPDC can grant the waiver and the Select Board will then need to approve the easement language itself. Seeing no public comment Mr. Weston closed the public comment portion of the hearing. Mr. D'Arezzo made a motion to close the Public Hearing for the 4-Lot Definitive Subdivision application for the land of 4 Cold Spring Road. Mr. Safina seconded the motion and it was approved 5-0-0. Mr. D'Arezzo made a motion for the CPDC to grant the requested waivers within the 4-Lot Definitive Subdivision application for the land of 4 Cold Spring Road. Ms. Clish seconded the motion and it was approved 5-0-0. Ms. Clish made a motion to approve the 4-Lot Definitive Subdivision Application for the land of 4 Cold Spring Road. Mr. D'Arezzo seconded the motion and it was approved 5-0-0. Continued Public Hearing, Site Plan Review 323 Main Street, Bagel World Mr. Weston made an announcement that the public hearing for Site Plan Review at 323 Main Street (Bagel World) was continued to the meeting date of February 22nd, 2021 at 9:30PM at the request of the Applicant. Other Business Stormwater Bylaw Update Mr. MacNichol shared the proposed amendments to the Stormwater Bylaw on-screen. Ms. Mercier re-updated the Board that the Stormwater Bylaw is being updated to conform to the MS4 Permit requirements and such changes will be presented at Annual Town Meeting in April. She added that a meeting was held with herself, Town Counsel, the Town Engineer, and the Town's Conservation Administrator to discuss the updates. She continued that the updates will require a different standard of review than the current local Wetlands Protection Act. In practice the Town Engineer and Conservation Administrator already have new applications meet the MS4 Permit requirements. The changes proposed would require a concurrent review on projects by the CPDC and Conservation Commission; however, Town Counsel is comfortable to require that when projects run between both Commissions the Conservation Commission alone will issue the stormwater permit. When Conservation is not required to review a project the CPDC will issue to stormwater permit. Mr. Weston asked to review Section 7.9.3.3. He questioned the last sentence which allows the Conservation Commission to adopt its own management and erosion control procedures. He suggested that whatever the Conservation Commission requires the CPDC should also require. He asked what the current standards and procedures for such are as they are not defined within the document. He stated Stormwater Management and Erosion Control Procedures should be clearly defined. Mr. D'Arezzo stated nobody can change the rules themselves just the mechanics of submitting; Mr. Weston agreed. Ms. Clish opined amending the language to be lower case as upper-case letters are generally defined terms. Mr. Weston asked if the Conservation Commission would adopt third party regulations. Ms. Mercier added that the CPDC does have their own stormwater regulations which the Conservation Commission does use but the language was to allow for their own procedures on number of printed documents, etc. She agreed that the term is not defined when it should be and will present the idea to Town Counsel. 8 xGx °_ Town of Reading .�= Meeting Minutes e fir, K00.1�! Minutes 11/2/20 Mr. Safina made a motion to approve the CPDC meeting minutes of 11/02/2020 as amended. Mr. D'Arezzo seconded the motion and it was approved 5-0-0. 1/11/11 Due to the late time of evening the Board elected to review the 1/11/21 minutes at a later meeting date. Adiournment Ms. Clish made a motion to adjourn the meeting at 10.57 PM. The motion was seconded by Mr. Safina and approved with a 5-0-0 vote. Documents Reviewed at the Meeting: • CPDC Agenda 2/8/21 • CPDC Minutes of 11/1/20, 1/11/21 • 531 Main Street,40R Plan Review o Summary of Changes, dated 1/22/21 o Site Plan Set,dated 1/18/21 o Architectural Plan Set, dated 1/19/21 o Draft Decision,dated 2/821 • Grandview Road,4-Lot Definitive Subdivision o Definitive Subdivision Plan Set,dated 12/29/20 o Memo from Conservation Administrator, dated 2/4/21 o Draft Decision,dated 2/8/21 • Stormwater Bylaw Proposed Amendments-Track Changes Document 9