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HomeMy WebLinkAbout2025-01-13 Community Planning and Development Commission MinutesRECEIVED By rows Clerk GPe19:11 wry Feb 11, MW Town of Reading x' Meeting Minutes Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2025-01-13 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; Heather Clish, Secretary; Hillary Mateev; John Arena Members Present on Zoom: Guy Manganiello Members Not Present: N/A Others Present in person: Andrew MacNichol, Community Development Director; Olivia Knightly, Senior Planner; Tony D'Arezzo Present on Zoom: Susan Coram 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 7:03 PM. 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 348 Main Street public hearing until Monday February 10, 2025, Mr. Arena seconded the motion, and it was approved 5-0-0 (Manganiello, Mateev, Weston, Clish, Arena) Continued Public Hearing, Definitive Subdivision Application O Harold Ave (a.k.a O Van Norden Rd). Zero Harold Ave. LLC Ms. Clish made a motion to continue the zero Harold Ave until Monday March 3, 2025, Ms. Mateev seconded the motion, and it was approved 5-0-0 (Manganiello, Mateev, Weston, Clish, Arena). Planning Updates and Other Topics Grandview Road Subdivision Bond and Covenant Endorsement: Mr. MacNichol provided a brief update on the status of the definitive subdivision at Grandview Road, stating that the bond and covenant will not be a topic of discussion at this evening's meeting. He stated that a site inspection resulted in needed site improvements that have since been completed and the town has finalized the bond amount. Mr. MacNichol stated that the applicant will need to provide all necessary forms prior to endorsement and before receiving a building permit. Town of Reading a Meeting Minutes Mr. D'Arezzo 130 John Street asked if the estimated bond includes restoration of town property for the completed grading. Mr. MacNichol said that it does not Include this amount, but the easements mentioned were issued as a condition prior to occupancy. Mr. D'Arezzo said that the property should be restored to the state it was in before the applicant began building and that this should be included in the bond, he suggested that there be a plan in place for it to be done before any building permits are allowed. Mr. MacNichol said that the work completed was Imperative to right of way establishment and the town can look to Identify further needs on the town land. Mr. D'Arezzo asked how the easements are being requested. Mr. MacNichol said that they are requested through the planning and engineering office to bring to the Select Board and potentially Town Meeting. Mr. D'Arezzo Inquired what could happen if the easement is not approved and Mr. MacNlchol said that this is still to be determined. Mr. Armstrong asked when the cost estimate prices were derived, and Mr. MacNichol said they were gathered the week prior. Mr. Arena asked clarifying questions about cast estimates and tri -party agreements and the board discussed this briefly. Eastern Gateway Updates Mr. MacNichol provided an update and Summary Memo to the board about the Eastern Gateway Open House and that there were 20 to 25 residents In attendance. He said that while a thorough discussion occurred on this evening, it is not enough to identify priorities, and more engagement will be necessary. He added that the first steering committee meeting is being scheduled which will help to answer questions about the direction of the project and that CPDC member Guy Manganiello will be participating on the committee and serving as liaison for the board. Mr. Armstrong stated that a map of the area and outline of property ownership would be helpful. Mr. MacNichol said that this can be shared and that the open house focused more on high level needs of the area. Mr. Weston asked if there is a project webpage and Mr. MacNlchol said that materials will be uploaded. Mr. Arena asked if it would be possible to do a video series with RCN that will inform residents about the major elements of the project. Mr. MacNichol said that this Is possible to do, and Mr. Weston agreed that YouTube can reach a more diverse audience. Ms. Clish stated that she was surprised to see results of the open house and added that It was informative. Mr. D'Arezzo said that the meeting was well run and praised the new economic development planner, Kevin McCarthy. He added that RMLD Is looking to expand because they need room for more trucks and storage that could create a construction zone in the Eastern Gateway and that the town should work with RMLD on this. Ms. Clish asked about next steps and Mr. MacNichol said that the town will be formulating further engagement pieces. He added that things like sub -districting should be considered as well as massing and uses to create opportunity on both sides of the train tracks because a single type of use will not fit. r Town of Reading ,} Meeting Minutes MBTA Communities Pattern Book Mr. MacNichol discussed that the Pattern Book supports the MBTA Communities zoning that was passed. He stated that the concept initially was intended for a district that did not already have design guidelines and has since evolved into a user-friendly visual guide. Mr. MacNichol said that staff asked consultants to put together the framework of how a pattern book could complement the existing Downtown 40R Design Guidelines and asked CPDC to provide feedback. Mr. Armstrong noted that the document should be shortened. Mr. Weston said that the Pattern Book will be a reference book for users. He said that he likes the idea of providing parcel examples but fears that If specific parcels are selected then it will be interpreted as a proposal. He suggested to look at the parcel sizes and configurations within the district to create examples. Mr. Weston said that the parcel examples can be used to reference design elements In certain areas of the downtown area. Ms. Mateev said that images shown should be of something that is wanted or of local examples that exist already. Mr. MacNichol said there will be local examples that fit as well as modem examples that haven't been seen in Reading. Ms. Mateev said there are a lot of mid-century and modern styles in New England that could be Included as well. Mr. Arena asked how the Pattern Book will pair with the original Design Guidelines. Mr. Weston said that it needs to be clear that the two are working toward the same guidance and Ms. Clish agreed that they should be compatible documents. Mr. Weston said that the original Design Guidelines describe the dimensional controls and New England styles, but they are not depicted. Ms. Clish said that a review could be done to ensure the two documents do not conflict. Mr. Arena asked if the 40R design guidelines would be amended to reference the pattern book and Mr. Weston said that the board may add references to the design guidelines. Mr. MacNichol said that a draft may be ready by late February or early march and that a joint CPDC and RHC meeting may be needed to make sure all examples are user friendly. Goals and Priorities for 2025 Mr. MacNichol said that there are two priority zoning amendments for 2025 which include the accessory apartment regulations and Floodplain amendments, both driven by new state requirements and regulations. Mr. Armstrong suggested that the board review the subdivision bonding requirements. Mr. Weston stated that this Is an Issue between engineering and town counsel to ensure the mechanisms are appropriate. Mr. MacNichol said that he can find more information about the process of establishing sureties from town counsel and that this is governed by the subdivision control law, but the town reviews the covenant and bond agreements with town counsel to determine if these forms are acceptable. Mr. MacNichol said that if the town wants to pull a bond, then there are legal costs associated with this. Mr. Manganiello said going to court may not be a requirement and that once a party defaults then the surety holder must upload their end, unless both parties default. Mr. Arena asked about the ADU regulations and whether there is any customization that the town can make or if it must be copied from the state's law and Mr. MacNichol said he would like it to be more localized and that there are some allowances for this. Mr. Weston said that there is flexibility in the draft guidelines for communities to establish rules around their accessory apartment zoning. He said that Reading is ahead of the game because the town Town of Reading 0 Meeting Minutes already has an accessory apartment standard and that the town now needs to understand what part of the existing bylaw needs to be updated. Mr. MacNichol said the town will need to update the requirement for a special permit and the requirement for an owner to reside in the principal dwelling or ADU as well as parking regulations. Mr. Weston said that a lot of work went into the accessory apartment bylaw and that a lot of it still complies. Mr. Arena asked if the accessory apartment bylaw would be superseded by the ADU bylaw and Mr. Weston said that the town would modify the accessory apartment language to meet the requirements of the ADU law. Mr. Arena asked if the town could mandate accessory dwelling units to require separate utilities and Ms. Mateev said that this is a remaining question for the state. Mr. Manganlello said that it is not always feasible to have the utilities separated. Mr. Weston said another topic that has come up is the subdivision regulations which need to be revised and are out of date. Mr. MacNichol said that stormwater regulations must be updated to comply with permit regulations and that the town does not have a minimum storm capture. He said this could be updated with the subdivision regulations through grant funding to support technical assistance and update local regulations. Ms. Clish said as storms get bigger the town should have a minimum stormwater capture requirement and Mr. MacNichol said that different scales of development may be treated differently. Mr. Manganiello said that goals should be prioritized, and that accessory apartments and Floodplain seem to be the most important. Ms. Clish agreed that compliance with accessory apartment regulations seems important and that a town vision plan should be considered because it was an instructional motion at Town Meeting. Mr. MacNichol said that this is necessary before reviewing other zoning interests in town. Ms. Clish asked if floodplain overlay could be deprioritized. Mr. MacNichol said that there may be repercussions for not complying and there Is a deadline of July 2025, but he is hoping that it could be completed later in 2025. Ms. Mateev said that the ADU regulations are in effect on February second and Mr. MacNichol said that the state guidelines are going to take precedent, and applicants can use them by right. Ms. Clish asked if this could be brought to April town meeting and Mr. MacNichol said that there may not be enough time but It is possible. Mr. Weston said the town should try to understand the exposure that they have under the state guidelines versus the town bylaw. Mr. Armstrong asked if there is a new map for the Floodplain update and Mr. MacNichol said the town has a list of parcels now considered within the floodplaln. Mr. Weston said it is not a large section of town and Mr. MacNichol added that it is primarily the area by DPW on New Crossing Road where they overlap wetlands. Regarding the ADU bylaw, Mr. Arena asked about the half -mile circumference and asked how the ADU language handles split parcels. Mr. MacNlchol said the town is still contextualizing this and if local regulations can be applied. Mr. MacNichol said that in the short-term staff will prepare a draft ADU amendment and preparing a schedule for April town meeting. He added that the town can write to MVP for technical support to update the subdivision and stormwater regulations. He said that he will contact DCR about the flood plain bylaw and scheduling and will frame a scope of work for a visioning plan to determine if there is interest from town management and the select board in this plan. Review Meetino Minutes from 12/9 and Executive Session Minutes Ms. Chsh provided an amendment to the meeting minutes. Ms. Clish made a motion to approve the minutes from December 9, 2024, as amended, and it was seconded by Ms. Mateev. It was approved 5-0-0 (Manganiello, Mateev, Weston, Clish, Arena). OI'lll bj, Town of Reading F Meeting Minutes Mr. MacNichol said that he is working through executive session minutes for approval. The board had a brief discussion about the approval of executive session minutes. Mr. Arena asked if the minutes need to be released in a prompt fashion and Mr. Weston said that the reason the minutes are a year old is because there was a lawsuit against members of the board that was ongoing, and it was appropriate to hold the minutes. Mr. Arena said that the board should follow the same process as the Select Board. Board Reorganization Mr. Weston nominated Ms. Clish as chair and accepted the nomination and it was seconded by Ms. Mateev. Ms. Clish nominated Ms. Mateev as secretary, and it was seconded by Mr. Weston. Mr. Weston made a motion to appoint Ms. Clish as chair for CPDC and it was seconded by Ms. Mateev. It was approved 5-0-0 (Manganiello, Mateev, Weston, Clish, Arena). Motion to appoint Ms. Mateev as secretary for CPDC and it was seconded by Ms. Clish. It was approved 5-0-0 (Manganiello, Mateev, Weston, Clish, Arena). Adiournment Ms. Mateev made a motion to adjourn at 8:28 PM and it was approved 5-0-0 (Manganiello, Mateev, Weston, Clish, Arena). Documents Reviewed at the Meeting: • Draft Minutes Dated 12/9/24