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HomeMy WebLinkAbout2021-07-12 Community Planning and Development Commission Minutesowy orgyo Y Town of Reading -RECEIVED Meeting Minutes TOWN CLERK READING, MA. rk— Board - committee - Commission - council: 2022 NAR 22 AM 9:45 Community Planning and Development Commission Date: 2021-07-12 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: Others Present: Community Development Director Julie Mercier, Staff Planner Andrew MacNichol, Town Engineer Ryan Percival, Josh Latham, Saverio Fulciniti, Rob Paccione, Bruce Adams, Mike Salamone, Adam Goncalves, Giovanni Fodera, Bob Holmes, Anne Manna, Karen Jeknavorian, Ben Rollins, Select Board Member Carlo Bacci, Jack Devir, Carolyn Whiting 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, 40R Plan Review 18 Woburn Street, G.0 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. The Applicant had requested that the hearing be continued to Monday August 9'h. Mr. Safina made a motion to continue the public hearing for a 40R Plan Review at 18 Woburn Street to Monday August 9, 2021 at 8:30PM. Ms. Clish seconded the motion and it was approved 5-0-0. Other Business Grandview Road Definitive Subdivision Plan Endorsement Mr. MacNichol stated that there were a number of conditions to be met before the plan set could be officially endorsed by the Board. The conditions included minor plan adjustments, amendments to the stormwater report and providing proof of ownership. Mr. Adam Goncalves, project attorney, agreed. Mr. MacNichol shared the updated plan on-screen. He summarized that some landscaping was adjusted at the request of the conservation commission and utility poles were OrN Town of Reading Meeting Minutes requested to remain for lighting. Ms. Adrian asked if the name Penny Lane was approved. Project engineer Giovanni Fodera stated the name change was rejected. Ms. Adrian asked that the plans be updated to reflect the Grandview Road name. Mr. Fodera agreed. Mr. D'Arezzo asked if the easement for grading onto Town land was approved. Ms. Mercier stated the easement has not been finalized yet but the plans may still be endorsed. Mr. Safina made a motion to endorse the Definitive Subdivision Plans for the land of 4 Cold Spring Road, under the condition that all references to the name Penny Lane be removed from the plans. Ms. Adrian seconded the motion and it was approved 5-0-0. Approval Not Reauired (ANR) Plan Endorsement 17 Lonaview Road Ms. Mercier shared the ANR Plan on-screen. Mr. Josh Latham was present on behalf of the application and explained that the ANR was proposed by the homeowners who wish to downsize. The existing dwelling is a historic property that the owners will look to sell in the near future. However, in order to preserve the home and prevent'mass development' they are looking to place a number of restrictions on both the home and the open land behind such that is being separated by the ANR. Mr. Latham stated that the homeowners are looking to keep the open space area in the family, while selling the home. Ms. Adrian asked if the land was dry and able to be built upon. Mr. Latham replied that the land is not wet but the homeowners would like little to no development on the lot. Ms. Clish asked if the Lot B met frontage requirements. Mr. Latham responded that Lot B maintains 40' of frontage which is less than the 100' required in the 5-15 Zoning District. It has been labeled as a'not a buildable' lot. He stated that any future development would likely come in a large-scale subdivision, which the owner is looking to avoid. Mr. Weston asked if the Town Engineer has reviewed the plan. Ms. Mercier replied in the affirmative. She screen -shared the memo provided by the Planning and Engineering departments. Mr. Safina made a motion to endorse the Approval Not Required Plan for 17 Longview Road. Ms. Adrian seconded the motion and it was approved 5-0-0. Other Business 531 Main Street, Readina Chronicle 40R Materials and Colors Mr. Rob Paccione, project architect, was present along with project developer Saverio Fulciniti. He began by stating the colors of the project warranted additional review to ensure balance on the site desired by the CPDC were provided. He continued that darker coloring was applied to the commercial area's concrete finish, while lighter colors were utilized on the HardiePlank clapboard residential portions. He presented a plan sheet that depicted the brick banding, window trim color, and colors of the HardiePlank clapboard siding. Mr. Paccione stated that trim coloring will match the lighter siding. Mr. Safina asked if the darker colors used In between the bump outs was intentional. Mr. Paccione replied in the affirmative as they wanted to provide a break in material. Mr. Safina asked if the upper levels of the front portion of the building were a third and different color. Mr. Paccione again replied in the affirmative as the color is a middle between the dark and light. He asked if a panel system will be used in the front. Mr. Paccione confirmed. Town of Reading Meeting Minutes �L Mr. Safina asked if the coloring scheme will be used on the south facade. Mr. Paccione stated that a mix of the dark and light colors will be used on the south fagade between the bump outs. Mr. Safina questioned if hard copies of the material were given to Town Hall. Mr. Paccione stated they have not yet been delivered. Mr. Weston stated examples must be given to staff. Mr. Weston suggested that the lower level of the front facade be designed with natural material. He continued that the area above was not as intricate and lacked design and appeared very flat. Mr. Safina added that the 1h -inch joints will be much more visible in real time than they are on the rendering. He stated that the development at Main Street and Green Street utilized a similar design. Ms. Mercier shared the building on-screen. Mr. Weston responded that the Rise475 building has a number of contrasting materials between the brick and clapboard siding. He opined that the Chronicle building is lacking such contrast. Mr. Safina suggested that the commercial area's cornice be applied with a different treatment to help add dimension to the area. He stated that the cornice may project a bit too much but if the color from above can be brought down into such it may help. Mr. Paccione appreciated the suggestion and stated that he will look to do such. Mr. Safina stated that there is less opportunity along Main Street to do such. He stated the cornice treatment should be applied around the building to the Chronicle signage. Ms. Clish opined that the black windows appear very heavy and was not in favor of them. She asked if the glass is dark in color or just the frames. Mr. Paccione replied that the glass itself will not be dark in color. Ms. Adrian asked if the cornice design could extend to the bump outs at the rear of the building. Mr. Safina agreed that the trim should differ a bit from the siding. Mr. Paccione replied full cornices do not extend to the rear of the buildings but trim is provided. Mr. Weston stated that it should not appear as blocky once constructed as the brick below will help. Mr. Weston stated he was hesitant to issue a vote on such without seeing them in-person. Mr. Safina suggested that a condition be placed that material and design be consistent with the discussions so far. Mr. Weston stated that there is no real action to take or document to place conditions on. Other Business Remote and Hybrid Meetings Ms. Mercier informed the Board that the Select Board's Meeting Room at Town Hall has been retrofitted with the technology needed to hold hybrid meetings that allows the Board to meet in-person while allowing Zoom participants. She stated that an owl -like camera has been installed that will capture a number of different angles in the room. Ms. Mercier found that the technology will not be a heavy burden to staff or the Board. She continued that the Board does not currently need a quorum in person, so a mix of in-person and remote members could be done. Mr. Safina found that such technology will be very helpful to designers and presenters who would no longer need to meet in-person. Ms. Clish agreed and added that it will allow more public participants as well. Ms. Mercier stated that typical Zoom capabilities, such as limiting remote sharing, will still be available. Town of Reading s Meeting Minutes ,Xf OPS Mr. Weston asked if the Select Board is providing direction on how they would like Boards to proceed. Ms. Mercier replied that she is unaware of anything related to such as the technology was installed today. She continued that the legislation allows the Board to decide what to do. Mr. Weston opined that the Board should decide on how they would like to proceed as there are a number of options available. Opportunities include meeting in-person only, over Zoom only or hybrid meetings. He stated that guidelines may need to be drafted on how hybrid meetings would be run and how long in advance they must be decided on. He continued that Staff would likely need to be available in-person for those wishing to attend at Town Hall. Ms. Mercier stated that either her or Mr. MacNichol would be in Town Hall for any hybrid meeting. Mr. D'Arezzo asked if the legal notices and agenda would require the information and location for both in-person and Zoom Information. Ms. Mercier replied in the affirmative. Mr. Weston replied that one Board member should also be in-person at a minimum if hybrid is chosen. Ms. Clish agreed that a minimum number of in-person bodies should be expected. Mr. D'Arezzo asked if other Town Hall rooms are available for use. Ms. Mercier answered that the Conference Room has the technology but its layout is not conducive to the CPDC's discussions and meeting styles. Mr. D'Arezzo stated that overflow of bodies must be managed somehow and the hybrid meeting style may help. Ms. Clish questioned if those wishing to attend in-person would sign up in advance. Mr. D'Arezzo stated that the Select Board requires public members to register in advance. Ms. Mercier replied that she is not sure how such a model came to be and would not expect such for CPDC. Mr. Weston asked if larger rooms such as the Pleasant Street Center, the library, or the schools would be hooked up with hybrid technology for meetings that expect large attendance. Ms. Mercier answered that the library conference rooms do have some capabilities as well. Mr. Weston suggested that the next six (6) meetings be planned for a hybrid approach. The Board agreed. Continued Public Hearing, Site Plan Review 160 Hopkins Street, Gazebo Circle Pump Station Mr. Weston opened the continued public hearing for Site Plan Review at 160 Hopkins Street. Town Engineer Ryan Percival was present on behalf of the application. He informed the Board that a site visit was held with Town Staff, members from Weston and Sampson, and abutting residents. Location of the proposed driveway, landscaping to remain and building orientation was discussed at the site visit. Mr. Percival stated that he has also been in discussion with trustees from the Gazebo Circle development in order to determine if access can be provided to the site from their land. He stated that discussions are positive right now but remain ongoing. Mr. Percival acknowledged the site's history is quite jumbled as previous conditions related to the Special Permit were reviewed. He continued that Ms. Mercier has provided a summary on the history of the site which she may be able to speak to better. Mr. Bruce Adams of Weston and Sampson stated that design is currently held up due to the ongoing discussions around the driveway location. Mr. Percival agreed and added that Town of Reading Meeting Minutes designs for both locations are ongoing. He stated that he has also talked to abutter Anne Martin on proposed landscaping. Ms. Martin asked if the building will be staked out on-site. Mr. Percival replied in the affirmative. Mr. Safina stated that he had missed the previous meeting and would like to catch up. He asked if the site was proposed for water or sewer. Mr. Percival replied that the site is proposed as a water booster station and will be above ground. Mr. Safina asked if the building design would be residential in style. Ms. Mercier shared the plans and Images on- screen. Mr. Adams stated that the building will be designed with Concrete Masonry Units (CMU) and clapboard siding to match the residential development around it. Mr. Safina asked if a generator will be installed. Mr. Adam's stated that Reading's station will not include a generator on-site but will have a plug-in ability for one. Mr. Safina asked what size the pumps are. Mr. Adams replied the size has yet to be determined as flow data was received this week and is under review. A rough estimate is three pumps at 5-10 horsepower each. Mr. Safina stated that acoustic louvers should be used for noise control as the pumps can make a humming noise as times. Mr. Adams replied that the noise of the equipment is typical of a household AC. The only louvers used would be for a backup fan which would operate rarely. Mr. Safina suggested that CMU cores be filled solid or acoustic block be used. Mr. Safina stated that the pump station at Summer Avenue, which is underground, resulted in the drying of the surrounding neighborhoods. He asked what the geotechnical information of this site concluded and if reduced flooding could be expected. Mr. Adams stated that the site will be graded to channel water away from abutting properties. Mr. Safina asked why plug-in generator capabilities are needed if the site meets standards without it. Mr. Percival replied that it is easy enough to install and for redundancy purposes it is helpful. He continued it would only be used during emergency events. Mr. D'Arezzo asked what future connections for water flow improvements may look like. Mr. Adams replied that the areas of Fairmount Road, Bear Hill Road and others could be expanded to in the future. He stated new and additional water mains may be required but the capabilities for such are being planned for. Mr. D'Arezzo asked if the design would extend to Wakefield. Mr. Adams replied that nothing would prevent the Town from doing so in the future but such is not being planned for at this time. Mr. Weston asked Ms. Mercier if she could inform the Board on the site's history and If there are any original conditions or intents for the site that the Board should look to uphold or continue. Ms. Mercier stated that a number of documents related to the site were reviewed and a tlmellne of the history was provided. She continued that conditions were placed on the original Special Permit related to the development of a park on the site. As the land was deeded back to the Town discussions ensued on the feasibility of a park on the site. The documents do not provide a very clear answer but It appears that a park was found to be infeasible. Mr. Percival added that it is the intent of the current proposal to keep the front portion of the site as open space. The proposed building will be enclosed by a fence. Ms. Linda Antinoro of Summer Village stated that she Is a trustee of the development who is having discussions on providing site access from Gazebo Circle. She continued that she is in support of the project and is happy to help the discussions move forward. Mr. Percival Town of Reading i Meeting Minutes appreciated the comments and stated that he will be In touch to discuss any potential easements needed to access the site. Ms. Manna asked if consideration has been given to moving the building towards the back of the site. Mr. Percival replied that they are looking at such but noted that setbacks must be met. He continued that it is the intent to hide the building as much as possible. Mr. Weston stated that the hearing should be continued as the driveway design and location is further reviewed. Mr. D'Anezzo made a motion to continue the Site Plan Review for 160 Hopkins Street to August 1VI 2021 at 7.,30PM. Ms. Adrian seconded the motion and it was approved 5-0-0. Public Hearina. Zoning Bylaw Amendment Site Plan Review and Minor Site Plan Review Applicability Ms. Adrian read the legal notice for a Public Hearing regarding a proposed Zoning Bylaw Amendment to Section 4.6.2 and 4.6.3 into the record. Ms. Mercier shared the proposed bylaw amendment language on-screen. She stated that the Board last discussed the amendment in June and changes have been made based on such discussion. She informed the Board that notice of the hearing was provided to all Town Meeting members. Ms. Mercier summarized that the proposed Bylaw amendments relate to both Site Plan Review and Minor Site Plan Review triggers in effort to more accurately capture the level of review that the Board desires. Ms. Mercier stated that the Definition of Change of Use in Section 2.0 is not being modified but the proposed amendments will better align with this existing definition. She continued that Section 4.6.2.1 is also not being modified. Ms. Mercier explained that the Site Plan Review triggers are being modified to Include: 1. An increase in Gross Floor Area (GFA) that results in the need for additional parking. The GFA increase can be new construction or expansion into an existing structure. If the needed increase to parking is to be provided off-site the language proposed would still require the Applicant to come through Site Plan Review. 2. A Change of Use (one -line item to another on Table 5.3.1 or 5.3.2) to a use permitted by Special Permit. Special Permits can be aligned with Site Plan Review. Ms. Mercier then explained the proposed amendments to Minor Site Plan Review triggers which Include: 1. An increase of GFA by 500 square -feet or more, via new construction or expansion into existing area, that does not require additional parking. 2. Changes to the layout of 2 or more parking spaces, an increase in pavement of 300sf or more, or the alteration of a driveway. Changes that address safety and circulation may qualify for Administrative Approval. 3. A Change of Use to a use permitted by -right, so long as none of the full Site Plan Review triggers are met. All existing triggers for Minor Site Plan Review would remain. Ms. Mercier stated that Minor Site Plan Review does allow for Staff to Administratively Approve applications but Staff will always run these changes by the CPDC Chair and Secretary for input on how to proceed. ofµ 11tH / Town of Reading boa Meeting Minutes naxco vo+� Minor Site Plan Review also currently allows for waivers of parking and design requirements which may be helpful for certain applications. Mr. Weston questioned if a development that is eligible for the parking exemption under Section 9 would trigger Site Plan Review's or not. He found the current language to not capture such. Ms. Clish agreed and stated a reference to the exemption be provided. Mr. Safina found that the parking is required but the exemption provides the solution only. An application would still require reviews. Mr. Weston agreed but future Boards or Applicants may not interpret It as such. Mr. Safina suggested language such as "regardless of exemptions or waivers". Mr. D'Arezzo asked why a distinction between 'additional on-site parking' and 'two or more parking spaces' is needed. The Board agreed to remove the additional on-site parking language. Ms. Clish questioned why two parking spaces was the number decided. Mr. Weston answered that the Board changed to such in the past and found two spaces to be impactful to the downtown area. Mr. D'Arezzo asked if a percentage increase of parking would be more beneficial. Mr. Weston opined all should be held to the same standards. Mr. MacNichol suggested adding the word'addition'the trigger'b' of Minor Site Plan Review. Mr. Safina agreed and found the Flexibility of the Minor Site Plan triggers appropriate. He found two parking space additions in downtown impactful, but at Walkers Brook Drive not so much. The Board discussed how downtown additions would be reviewed. Differing uses have different levels of intensities despite similar parking requirements. After discussion the Board found that the current language would provide the level of review desired. Mr. D'Ar o made a motion to continue the Public Hearing for a Zoning Bylaw Amendment to August 16, 2021 at 8:30PM. Ms. Clish seconded the motion and It was approved 5-0-0. Other Business Parking Advisory and Recommendations Committee (PARC) Nomination Ms. Mercier stated that the PARC is an advisory committee to the Select Board reviewing the management of the downtown parking supply. The Towns Parking Traffic and Transportation Task Force (PTTTF) made recommendations in 2019-20 and the PARC will expand on such. PARC will be comprised of downtown residents, business owners, and a member from the Select Board and CPDC. PARC will be subject to Open Meeting Law and meetings will likely be held at nights. Mr. Weston stated that he would be happy to represent CPDC as his background does Include parking and transportation work. Ms. Clish made a motion to nominate Mr. Weston to the PARC. Mr. Safina seconded the motion and it was approved 5-0-0. Other Business Commission Reorganization Mr. Weston stated that he has been CPDC Chair for two -years now and would nominate Ms. Adrian as the next Chair. Ms. Adrian has been on the Board for three -years or more now. k Town of Reading DJDr IM{'OP� � �; Meeting Minutes Mr. Weston suggested Ms. Clish be nominated as CPDC Secretary and explained the role of such. Ms. Clish agreed. Mr. Weston made a motion to nominate Ms. Adrian as CPDC Chair. Mr. D'Arezzo seconded the motion and it was approved 5-0-0. Mr. Weston made a motion to nominate Ms. Clish as CDPC Secretary. Ms. Adrian seconded the motion and it was approved 5-0-0. Minutes 4/28/21 Mr. Safina made a motion to approve the meeting minutes of 4/28/21 as amended. Ms. Clish seconded the motion and it was approved 5-0-0. 5/4/21 Mr. Safina made a motion to approve the meeting minutes of 5/4/21 as amended. Ms. Clish seconded the motion and it was approved 5-0-0. 5/24/21 Mr. Safina made a motion to approve the meeting minutes of 5/24/21 as amended. Ms. Clish seconded the motion and it was approved 5-0-0. Adiournment 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 7/12/21 • CPDC Minutes of 4/28/21, 5/4/21, 5/24/21 • Continued Public Hearing for 40R Plan Review, 18 Woburn Street o Continuance Request to August 9, 2021 • Continued Public Hearing for Site Plan Review, 160 Hopkins Street 0 Summary and History of 160 Hopkins Street • Public Hearing for Zoning Amendment, Site Plan Review and Minor Site Plan Review Applicability I Track Changes Version, dated 7/12/21 • Approval Not Required (ANR) Plan Endorsement, 17 Longview Road o Form A, dated 7/12/21 o Plan of Land, 17 Longview Road, dated 7/12/12 o Memo from Staff Planner and Town Engineer, dated 7/12/21 • 531 Main Street Materials and Colors o Materials Presentation • Grandview Road Definitive Subdivision Plan Endorsement 0 Plan Endorsement Set, dated 6/16/21