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HomeMy WebLinkAbout2021-05-24 Community Planning and Development Commission MinutesTown of Reading R E CfIV-E [) Meeting Minutes TOW,IN CLERK r .MA. Board - committee - commission - council: 2021 OCT 26 AHI I: 57 Community Planning and Development Commission Date: 2021-05-24 Time: 7:30 PM Building: Location: Remote Meeting - Zoom Address: Session: Purpose: Meeting Version: Attendees: Members: John Weston, Chair; Pamela Adrian Heather Clish, Tony D'Arezzo-Associate, Nick Safina Members - Not Present: Linda Harrison Others Present: Community Development Director Julie Mercier, Staff Planner Andrew MacNichol, Select Board Member Carlo Bacci, Ann DiCicco, Brad Latham, Ted Moore, Bill Bergeron, Drew Maggiore, Matt Maggiore, Jim Bardis, Linda Gagne, Bob Holmes Minutes Respectfully Submitted By: Andrew MacNichol Topics of Discussion: MEETING HELD REMOTELY VIA ZOOM Chairman John Weston called the meeting to order at 7:34 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. Sion Permit Application 169 Haven Street Fat Larry's Ice Cream and Sandwich Shoo Ms. Ann DiCicco, sign mechanic, was present on behalf of the application. She began by informing the Board that owner Larry Hudson maintained the Olde Reading Butcher Shoppe, which occupied the site previously. The site is now becoming a new ice cream and sandwich shop. The ice cream shop's signage will consist of: • a background constructed of black diebond material; • white, 3-dimensional letters with a high-performance vinyl outline, and; • a colored, 3-dimensional logo constructed of komacel (PVC) material. Mr. D'Arezzo asked if the sign is to be illuminated. Ms. DiCicco replied in the negative and stated that she is unsure of the shop's hours of operation. Mr. Safina added that there is a street light immediately in front of the site which will help provide illumination. He continued that in the summer time the sign's visibility may be impacted by the street tree in the area. Ms. Mercier shared the draft Certificate of Appropriateness on-screen. Ms. DiCicco stated that the Applicant has not discussed a potential blade sign as of yet. If a blade sign is desired in the future the Applicant could come back before the CPDC, if needed. r Town of Reading ? Meeting Minutes �BjD,ac°.w`• Mr. Safina made a motion to approve the certificate of Appropriateness for a wall sign at 169 Haven Street. Ms. Adrian seconded the motion and it was approved S- 0-0. Amendment to Master Signage Plan 475 Main Street, Rise47S Business owner's Mr. Drew Maggiore and Mr. Jeremy Maggiore were present on behalf of the application. Mr. Weston asked if the sign was being applied directly to the brick surface or if there was a background for the sign. Mr. Maggiore replied that the letters will be stud mounted directly to the buildings brick fa Sade. Mr. Weston asked how many exterior lighting fixtures are being proposed. Mr. Maggiore replied that three (3) fixtures will be installed. Mr. MacNichol clarified that tonight's request is not just for a new businesses wall signage but to amend the previously approved Master Signage Plan for the building. The Applicant is requesting that the width of commercial signage in the Master Signage Plan be increased from 18 -inches to 30inches. Mr. Safina stated that the sign application states a different width than the rendering shows. He suggested that all signage width be limited to no more than 33" due to the brick banner on the building being 40" wide from solider course to solider course. Ms. Clish asked if future tenants would be restricted to no sign background as well and if they must apply their letters directly to the facade. Mr. Safina and Mr. Weston were in favor of such suggestion as a background would make the signage feel heavy. Mr. Safina stated all signage should be externally illuminated as well and not halo lit. Mr. Weston agreed. Mr. Weston questioned if the site allowed for multiple wall signs at such size. Mr. MacNichol replied that the empty commercial space has approximately 40 -feet of frontage which would allow for signage at the proposed size. Mr. Safina asked that any additional business be limited to one brick 'bay'. He added that blade signs could be utilized in the vertical columns of the building. Ms. Mercier suggested a condition requiring the Applicant to submit a new Master Signage Plan that complies with the approved dimensions. Mr. MacNichol agreed. Mr. D'Arezzo asked if the temporary'For Lease' signage is conforming to the Bylaw. Ms. Adrian stated that the signs have been up for over a year's period of time. The Board agreed that the Building Owner shall not receive a sign permit until the temporary signage is removed. Mr. Safina moved to approve the Amendment to the Master Signage Plan at 475 Main Street as amended. Ms. Adrian seconded the motion and it was approved 5-0- 0. Continued Public Hearing 40R Plan Review 18 Woburn Street G C Fodera Contracting Inc. Mr. Weston read the request for a continuance of the public hearing for a 40R Plan Review at 18 Woburn Street, submitted by the Applicant, into the record. F Town of Reading 5 Meeting Minutes Ms. Clish made a motion to continue the public hearing for a 40R Plan Review at 18 Woburn Street to Monday June 18, 2021 at 9:30PM. Mr. D'Arezzo seconded the motion and it was approved 5-0-0. Minor Amendment to Approved PUD -R Johnson Woods Drive Mr. D'Arezzo recused himself from the discussion Attorney Brad Latham, project engineer Bill Bergeron, and project developer Ted Moore were present on behalf of the application. Mr. Weston clarified that the discussion is a continuation of a previous conversation held by the Board in late April. He continued that there are a number of items to discuss and asked the Applicants to review them one at a time. Mr. Latham began by informing the Board that the deed for Building 46 was submitted to the CPDC showing that the developer Ted Moore owned the rightmost unit of such duplex building. He continued that a number of residents have submitted a petition against the two two -car garages proposed along Trevor Court. Mr. Latham stated that due to the number of resident concerns the Applicant is requesting a withdrawal without prejudice for the proposal of the garages. Landscaping proposed in the area will still be installed. Mr. Latham continued that the third item for discussion was regarding the Building 47 setback from Building 46. Mr. Bergeron summarized that the plan submitted shows that the change to Building 47 (from a duplex to a single-family unit) did not result in a change in setback from Building 46. The Board agreed that the submitted plan added the clarification sought. Mr. Weston opened the topic of Building 47 to public comment. Seeing none Mr. Weston asked to review the next item of discussion. Mr. Bergeron stated that there was a previous condition stating that the previously approved Building 33 changes (from a duplex to a triplex) show the driveway locations and such design be overlaid on top of the original duplex approval. The plan, shown on-screen, shows that the new triplex building is setback further from the street, though it is a bit wider than the original duplex building. He continued that the area behind Buildings 33 and 34 acts as a significant buffer despite some tree clearing in the area needed for construction. Mr. Bergeron stated that there have been concerns submitted by residents regarding speed limits on Johnson Woods Drive. Mr. Bergeron continued that he has recommended additional stop signage, crosswalks and potentially a speed bump in the area in order to reduce speeds, to the project developer. Additional crosswalks have been added across the site. Mr. Safina asked what the length of the driveways for Building 33 area. He questioned if two cars could fit in such. Mr. Bergeron replied they are approximately 30 -feet long or more but each driveway differs slightly in size. Mr. Safina screen -shared a plan that more clearly showed the driveway locations. He asked if the width of the driveways would allow two cars to park next to each other. Mr. Bergeron replied that the driveway widths allow for just one car but the length of each allows for two. Each unit also includes a garage for residents to park in. Mr. Safina asked if street -parking is allowed between Buildings 32 and 33. Mr. Bergeron replied in the negative. Ms. Clish asked where guests to the units would park. Mr. Bergeron replied that each unit does have garage parking which can fit two cars, plus the driveway spaces. F Town of Reading Meeting Minutes �FJarI.KM� Ms. Mercier shared the Draft Decision for the Minor Amendment to an Approved PUD -R on- screen. Ms. Ellen Mastrocola stated she had some concerns with a triplex being built at Building 33. She stated that there is limited guest parking since street parking is not allowed on Johnson Woods Drive. She added that the building is located on a curve which could put residents in danger from speeding cars. Mr. Weston stated that earlier in the meeting traffic calming measures were proposed. Mr. Safina opined that the proposal of the triplex is not substantially different from the original approval of a duplex, as the result is a net of one driveway. Ms. Mastrocola replied that a family could own more than one car. Mr. Safina agreed. Mr. Bergeron added that bump outs have been provided around the site for guest parking. This was limited by the Conservation Commission along Johnson Woods Drive in order to reduce impervious area. Mr. Safina asked if all the buildings on Trevor Court were to remain as duplexes. Mr. Bergeron replied in the affirmative. Mr. Safina suggested that the Applicants review guest parking for the entire site and look for opportunities to increase such. Ms. Sara stated that because driveways require tandem parking most unit owners do not park within them and instead park on the street. She stated double wide driveways should be installed over the double long. Ms. Sara asked if guest parking will be allowed on Trevor Court. Mr. Bergeron answered that the request for additional garages has been withdrawn in order to provide more landscaping. Mr. Safina asked if street parking was allowed on Trevor Court. Mr. Bergeron replied that no street parking is allowed on Trevor Court but each building is a double wide driveway. Ms. Sara asked if Building 33 were to remain a duplex would it be provided double wide driveways over double long. Mr. Bergeron stated that was the original plan. Mr. Weston stated it felt as if issues were being shifted throughout the site. Mr. Safina added that it appeared that there are some triplex units throughout the site with double wide driveways. He asked if retaining walls were being installed at Building 33. Mr. Bergeron replied in the negative. Mr. Safina opined that flaring the Building 33 driveways may make it easier to allow double wide parking. Ms. Sara stated she has had near collisions due to flared driveways. Mr. Safina replied that the sight lines along Building 33 were clearer than the example building shown on-screen. Mr. Bergeron stated that he will explore the idea and appreciated the input. Ms. Mercier screen -shared the Draft Decision. Mr. Weston asked if a condition could be placed requiring the Applicant to look at flaring the Building 33 driveways. Ms. Mercier added the language on-screen. Mr. Weston reiterated that guest parking is an issue site wide and should be reviewed holistically. Ms. Clish questioned how the Courtyard Place accessory structure language related to the Building 33 findings. Mr. MacNichol replied that in the 2020 Minor Amendment Decision issued for the site, a condition was placed that prior to issuing a Building Permit for Building 33 the Applicant shall provide an update on the status of such accessory structure. Mr. Latham stated that the accessory structure existed prior to the projects approval and shall be removed when the project is completed. Mr. Weston suggested adding language referencing the 2020 Decision. Ms. Mercier agreed. Mr. Latham asked that the condition of removing at project end not be tied to any building permit issuance or occupancy issuance. Ms. Mercier replied that she will need to discuss with the Town's Building Commissioner as tying the condition to the issuance of a permit gives the Town a binding condition. Mr. Weston agreed that the discussion must be on-going until the building is removed. Town of Reading k Meeting Minutes �6�IrIMpr,� Mr. Latham stated that he understood the frustration caused by the Applicants continually reappearing before the CPDC but felt all proposed changes were more beneficial to the Johnson Woods community. He continued that as -built plans were submitted and the Applicants will look to notify staff as soon as possible regarding any future changes. Mr. Weston asked if the key plan submitted for the last hearing contained all proposed changes up to date. Mr. Bergeron replied in the affirmative. Mr. Moore stated that future changes should be less impactful to the development. Mr. Weston asked what will trip the removal of the Courtyard Place accessory structure by the Applicants. Mr. Moore responded that once the last building is to be constructed they will remove the existing structure due to its impacts of new building location. Mr. Weston asked what building number relates to this structure. Mr. Moore replied it is either Building 6 or 7. Mr. Weston suggested the condition for removal be tied to the issuance of a permit for these buildings. Mr. Moore agreed. Ms. Clish moved to approve the Minor Amendment to an Approved PUD -R at Johnson Woods with the condition that all reference to the Trevor Court garages be removed. Ms. Adrian seconded the motion and it was approved 4-0-0. Aooroval Not Required (ANR) Plan Endorsement 99 Washington Street Parker Tavern Ms. Mercier shared the plan set on the screen. Mr. MacNichol summarized that the request comes from the Reading Antiquarian Society and he will present on their behalf. He continued that the site maintains the historic structure Parker Tavern. Currently the site is split into two lots, 99 Washington Street and 0 Washington Street. The Antiquarian Society is looking to officially merge the two lots into one. Mr. MacNichol stated that the Antiquarian Society had the intent to combine these lots in 2012, which the plan submitted is dated from. It is unknown why the request was never officially submitted in 2012. It was found that the surveyed plan does not expire. Mr. MacNichol explained that typically a combination of lots under common ownership would go through the 81X process and avoid CPDC. However, in order to help the non-profit Antiquarian Society, the ANR Plan was brought forward for CPDC endorsement. Mr. Weston asked if the singular combined lot would meet area and frontage requirements. Mr. MacNichol replied in the affirmative. Mr. Safina made a motion to endorse the Approval Not Required Plan for 99 Washington Street, Ms. Adrian seconded the motion and it was approved 5-0-0. Ms. Mercier asked the Board if they were available for an additional meeting looking to be scheduled on Monday June 7. She stated that the June 14 hearing is already quite full of applications. Ms. Clish recommended that the June 7 hearing be limited in size and time. Mr. Weston agreed with Ms. Clish. Ms. Mercier informed the Board that an Outdoor Dining application would be scheduled. Ms. Mercier stated that the State has responded and let her know that the deadline to bring the Floodplain Bylaw into compliance has been extended. Because of such, April Town 2022 Town Meeting could be feasible for such updates. She questioned if the Board would rather r Town of Reading s Meeting Minutes �6Ja„MOP bring the zoning amendment in November, which would be a tight squeeze at this point in time, or wait until April. Mr. Weston stated he was in favor of taking the time needed and waiting until April. Ms. Clish agreed. Ms. Mercier added that another potential zoning amendment is amending the trigger(s) for Site Plan Review or Minor Site Plan Review. A previous discussion on such was in favor of adding Change of Use to the triggers. Ms. Mercier continued that there could be additional impacts that have not yet been found or discussed but she can look to review such if the Board desires. Mr. Weston opined that if the public hearing must be scheduled in June, resulting in a third June meeting for CPDC, it would not be feasible. He found the amendment to be extremely important and would like to continue the discussion. Ms. Mercier agreed and stated it could be conjoined with any amendments to the Table of Uses, which may require additional technical assistance. Mr. D'Arezzo stated a quick fix could be done or a more holistic update can be given at a later date. Mr. Weston questioned what the risk of leaving the language as -is for a year. He opined there have been some business changes that the CPDC wished went through Site Plan Review but understood the concerns of a patch fix. Ms. Clish asked if the public hearing would be scheduled for June 7t” or if a new meeting date would need to be added. Ms. Mercier answered that the public hearing would need to be scheduled later than June 71". Mr. Weston recommended the Board have a discussion on June 7th to determine if the proposed changes are strong enough to satisfy the board and November 2021 Subsequent Town Meeting. Ms. Mercier stated that with the lifting of the State of Emergency on June 15t^, 2021 the standard Open Meeting Law goes into effect. This would require quorum to be in-person but the Town is currently looking at flexibility for two-way (remote and in-person) participation. The July 12th CPDC hearing will likely be the first in-person meeting. Ms. Adrian asked if the continued discussion on the 40R Zoning is being scheduled. Ms. Mercier stated that Staff is reviewing the material and it will be scheduled at some time over the summer. Minutes 2/22/21 Mr. Safina made a motion to approve the meeting minutes of 2/22/21 as amended. Ms. Clish seconded the motion and it was approved 5-0-0. 3/8/21 Mr. Safina made a motion to approve the meeting minutes of 3/8/21 as amended. Ms. Clish seconded the motion and it was approved 5-0-0. 3/22/21 Mr. Safina made a motion to approve the meeting minutes of 3/22/21 as amended. Ms. Clish seconded the motion and it was approved 5-0-0. Adjournment Mr. Safina made a motion to adjourn the meeting at 10:00 PM. The motion was seconded by Ms. Clish and approved with a 5-0-0 vote. Documents Reviewed at the Meeting: • CPDC Agenda 5/24/21 • CPDC Minutes of 2/22/21, 3/8/21, 3/22/21 W Town of Reading Meeting Minutes • Sign Permit Application, 169 Haven Street o Sign Permit Application, dated 5/3/21 o Sign Rendering — Dimensions and Specifications o Sign Storefront Elevation o Draft Certificate of Appropriateness, dated 5/24/21 • Sign Permit Application/Amendment to Master Signage Plan, Rise475 o Sign Permit Application, dated 5/14/21 o Master Signage Plan Amendment Summary, dated 5/14/21 o Future Tenant Signage Amendment Sheet I Drew's Stews Sign Specifications, dated 5/6/21 o Proposed Lighting Fixture Specifications Draft Certificate of Appropriateness, dated 5/24/21 • 40R Plan Review, 18 Woburn Street o Continuance Request Letter to June 14, 2021 • Minor Amendment to Approved PUD -R, Johnson Woods o Latham Law Offices Summary of Changes, dated 4/23/21 o Memo from Hayes Engineering, dated 4/15/21 o Building 9 and Building 47 Setback Plan Sheet, dated 5/20/21 o Trevor Court Garages and Building 33 Setbacks Plan Sheet, dated 5/20/21 o Trevor Court Garages Contour Plan Sheet, dated 4/15/21 o Trevor Court Garages Architectural Elevations Plan, dated 4/6/21 o Trevor Court Garages Site Images One and Two o Building 46 Unit Deed c Sardis Email, dated 4/13/21 o Gagne Email, dated 4/23/21 o Petition Against Trevor Court Garages, dated 5/17/21 o Draft Decision, dated 5/24/21 • Approval Not Required (ANR) Plan Endorsement, 99 Washington Street I Form A, dated 5/19/21 o Parcel Consolidation Plan of Land, 99 Washington Street, dated 11/28/12 o Memo from Staff Planner and Town Engineer, dated 5/24/21