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HomeMy WebLinkAbout2024-12-09 Community Planning and Development Commission Minutes`a RECEIVED +? Town of Reading By Tnwn CIBAGPet B:17nm,Jan21, 2025 % r Meeting Minutes Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2024-12-09 Time: 7:00 PM Building: Town Hall Location: Hybrid Meeting - Zoom and Select Board Meeting Room Address: 16 Lowell Street Session: Open Session Purpose: Hybrid Meeting Version: Final Attendees: Members In person: John Weston, Chair; Tom Armstrong, Associate; Members Present on Zoom: John Arena Members Not Present: Heather Clish, Secretary; Hillary Mateev, Guy Manganiello Others Present in person: Andrew MacNichol, Community Development Director; Olivia Knightly, Senior Planner; Tony D'Arezzo Present on Zoom: Susan Coram, Jack Minutes Respectfully Submitted By: Olivia Knightly Topics of Discussion: MEETING HELD IN THE SELECT BOARD ROOM AND REMOTELY VIA ZOOM Mr. Weston called the meeting to order at 7:05 PM. Mr. MacNichol gave an overview of the hybrid meeting procedures. Continued Public Hearing, Special Permit and Site Plan Review for Mixed -Use 346-348 Main Street. Park Realty Trust Mr. Armstrong made a motion to continue the zero Harold Ave until Monday January 13, 2025, Mr. Arena seconded the motion, and it was approved 3-0-0 (Weston, Armstrong, Arena). Continued Public Hearing. Definitive Subdivision Application 0 Harold Ave (a.k.a 0 Van Norden Rd), Zero Harold Ave. LLC Mr. Armstrong made a motion to continue the 348 Main Street public hearing until Monday January 13, 2025, Mr. Arena seconded the motion, and it was approved 3-0-0 (Weston, Armstrong, Arena). Planning Updates and Other Topics Farmhouse Lane Subdivision (103 Sanborn Street) Form M Mr. MacNichol informed the board that the Farmhouse Lane Subdivision (previously 103 Sanborn Street) has substantially completed the subdivision work and are requesting a reduction in the bond currently being held in a tri -party agreement. He stated that the bond currently sits at $212,000 and was deemed substantially complete after inspection, 1 Town of Reading 0 Meeting Minutes warranting a partial reduction of $196,000. Mr. MacNichol said that the reason for the hold on the bond was for granite bound work that was unsatisfactory and needed to be corrected. Mr. MacNichol said that after completion of the Form M there will be a remaining bond of $19,195 and that the road is a private way and is expected to be finished soon. Mr. Armstrong asked if the cost estimates are acceptable to engineering and if they are based on the town needing to complete the work if the bank holds the bond. Mr. MacNichol confirmed yes to all questions. Mr. MacNichol said that a bond has been established for every subdivision in Reading to date and is set for the town to do the necessary remaining work. Mr. Arena asked for clarification on the bond amount. Mr. MacNichol stated that the original bond was set at $212,000 and a 95% reduction is requested and that everything completed on site was satisfactory except for the bounds and the final as built plans. Mr. Armstrong said that he would prefer that the full amount of work outstanding be held until the entire project is completed. Mr. MacNichol said that a partial reduction is common. Mr. Weston stated that if the builder completed everything and left the as-builts remaining then the Town would likely not see the plans. Mr. MacNichol said that the Town would hold the percentage for all the bounds. Mr. Arena asked if the board could amend the requested bond reduction amount. Mr. Weston said that the board has not agreed to this in the past and that the amount Is determined between the developer and the Town. Mr. Arena said that the amount is modest and asked if 20% could be held until a project Is completed instead of the actual calculated remaining amount. Mr. MacNichol said that they may not accept a partial reduction, but the board has never changed the amount requested through a bond reduction. Mr. Arena made a motion to endorse the Form M for the Chimney Hill (Farmhouse Lane) Definitive Subdivision. Mr. Armstrong seconded the motion, and it was approved 3-0-0 (Weston, Armstrong, Arena). Mr. Weston asked about remaining tree work to be completed at another subdivision. Mr. MacNichol stated that a hearing to pull the bond could encourage the developer to complete the expected work. He said that the developer has been in communicatlon with the town, however, enough of the bond remains for the Town to complete the work if needed or to alternatively accept the road as a public way. Mr. Weston said he expects progress to be made in the spring before a decision is made by the board. Grandview Road Extension Subdivision Form H and Form L Mr. MacNichol said that the Grandview Road subdivision Form H and Form L agenda item was to set a bond and triparty agreement but upon Inspection of the site it was deemed not ready and needs additional work before building permitting is completed. He added that the Town needs clarification on the developer's schedule and what they are trying to bond. Tony D'Arezzo, 130 John Street, asked if there had been any discussions about the grading of town property to build the subdivision road. Mr. MacNichol said that this will be a part of the conversation before issuing building permits. MBTA Communities Update Mr. MacNichol provided an update to the board, stating that Town Meeting passed Article 17 for the Downtown and A-80 expansion, and the proposal was submitted to the state for Town of Reading a! Meeting Minutes 'IMOW"' review and approval. Mr. Weston asked if there are two separate approvals needed to determine META Communities compliance and if they occur at the same time. Mr. MacNichol said that the Attorney General's Office (AG) review is first over 30 days and ELC Is more technical with a 90 -day review period. Mr. Weston stated that after the 30 -day AG review this becomes part of the town's zoning even though ELC may determine it is not in compliance with META Communities. Mr. Weston stated that after the 30 -day review those are part of the Town zoning even through ELC may determine that it does not comply with MBTA Communities. Mr. Arena asked about the pattern book drafted to help facilitate development patterns in the META District. Mr. MacNichol said that Innes Associates are an architectural design consultant that are grant funded In partnership with RKG Consultants. Mr. MacNichol said that the pattern book is a visual design guideline tool that the board, developers, applicants, and the public can utilize to guide development. Mr. Arena asked how this applies to 3A and Mr. MacNIchoI said that it helps to Inform the review process under CPDC for developments to suggest design alternatives. Mr. Weston said that 4A General Zoning does not allow design guidelines but when 40B and Smart Growth occurred the town was allowed design guidelines, which Is a tool for the town to say that a development is not in compliance with guidelines. He added that typical zoning does not allow that type of review. Mr. MacNichol said that certain materials cannot be required in the zoning, but design guidelines can leverage and encourage elements that are beneficial to the development. Mr. Weston said that it has the ability to be used as an enforcement tool. Mr. MacNichol said that design guideline language can be used with more visual examples to inform it. Mr. Weston said that the existing design guidelines were drafted by volunteers and that it may be an opportunity to take the work to the next level and modify it as the board sees necessary. Mr. Arena asked if there is going to be any engagement of the public and Mr. MacNichol said that the update will be incorporating the previous DSGD design guidelines that factor in previous public comment. Eastern Gateway Update Mr. MacNichol stated that the planning department has started to formalize the planning process and has a project kickoff this week for the Eastern Gateway District, which is a significant portion of the existing industrial zone district off Walkers Brook Drive and Ash Street. He said that the steering committee has been formed and expanded the committee to include three board members (from CPDC, finance committee and climate committee) as well as five residents to steward the process. Mr. MacNichol said that project kickoff Is intended to raise project awareness and to help determine next steps and deliverables, which includes potential zoning recommendations. He said that there Is potential to review fiscal impacts and contract to do a market study on land use alternatives to help make a choice on future uses for the area. Mr. Arena asked if the land southeast of the Fraen Corporation and the other side of the railroad tracks are wetlands and added that there is language in the bylaw that allows hotels in this area and whether this is something that could be investigated. Mr. MacNichol reviewed the priority development areas with the board and stated that most of those areas are wetlands. He added that the intent of the project is to establish connection Improvements and land use considerations that can Inform zoning policy. alTown of Reading Meeting Minutes Mr. Armstrong asked if grant funding was being used for the study and Mr. MacNichol confirmed yes. CPDC Meeting Schedule for 2025 Mr. MacNichol reviewed the 2025 CPDC Meeting Schedule with the board. CPDC Re-organization Thoughts Mr. Weston stated that there will be more discusslon in January, with potential for new chair and/or vice chair. Other Updates Mr. MacNichol said that the Net Zero Action Plan and the Arts and Culture Plan are continuing and close to conclusion. He said that the town has been working with focus groups to help understand the local and regional performance arts spaces and needs. Mr. Weston said that the board will look to establish a set of priorities In the new year and asked the group to consider potential priorities. He stated that over ten years ago a master plan effort was conducted and that at this point the town is doing different components of a master plan, and a future effort could wrap these efforts together. Mr. MacNichol said that in the new year the board will want to start thinking about some priorities that can be worked on such as ADUs and floodplain review to ensure compliance with state requirements. He added that remaining funds from MBTA Communities could be allocated toward a Master Planning effort or vision plan for the town. Review Meeting Minutes from 10/7 and 11/4 Meeting Mr. Armstrong made a motion to approve the minutes from October 7, 2024, and it was seconded by Mr. Arena. It was approved 3-0-0 (Armstrong, Arena, Weston). Mr. Weston made a motion to approve the meeting minutes from November 4, 2024, as amended, and it was seconded by Mr. Armstrong, and it was approved 3- 0-0 (Arena, Weston, Armstrong). Adiournment Mr. Armstrong made a motion to adjourn at 7:57 PM, and it was seconded by Mr. Arena. It was approved 3-0-0 (Armstrong, Arena, Weston) Documents Reviewed at the Meeting: P Farmhouse Lane c Subdivision Form M, dated 11/6/24 • Harold Ave Request for Continuance, dated 12/9/24 • 348 Main Street Request for Continuance, dated 11/26/24 2025 CPDC Meeting and Permitting Schedule Draft Minutes Dated 10/7/24 and 11/4/24