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HomeMy WebLinkAbout2025-02-10 Community Planning and Development Commission MinutesRECEIVED Town of Reading By Town Clark GP at 10:14 am, Mar N, 3035 Meeting Minutes Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2025-02-10 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: Heather Clish, Chair; Hillary Mateev, Secretary; Tom Armstrong, Associate; John Weston; Members Present an Zoom: John Arena; Guy Manganiello Members Not Present: N/A Others Present in person: Andrew MacNlchol, Community Development Director; Olivia Knightly, Senior Planner; Ilm ]oly; Peter Sandorse; Brian McGrail Present on Zoom: Jeffrey Brem; Josh Latham; Karen Rose -Gillis; David Goldblum; Chris York; Jack; Minutes Respectfully Submitted By: Olivia Knightly Topics of Discussion: MEETING HELD IN THE SELECT BOARD ROOM AND REMOTELY VIA ZOOM Ms. Clish called the meeting to order at 7:00 PM. Mr. MacNichol provided 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 Brian McGrail, the legal representative for Park Realty Trust, stated that the applicant has been working to address comments and concerns and Is working toward a resolution. He reminded the board that the proposal is for a 15-unit mixed use project owned by Mr. Jim Joly who plans to continue occupying the commercial space on site. Peter Sandorse of Phoenix Architects reviewed the changes made to the architectural plans, which included lighting, balconies, building height, and building depth. Ms. Mateev asked about the lighting, stating that the number of sconces appears to be high and asked about the estimated lumens emitted. Ms. Mateev stated she Is concerned about access to the building elevator, as the entry space is limited. She proposed that because it is a multi -sided elevator already, the applicant can consider opening it directly into the parking area. Mr. Sandorse said that this may need to be explored more for fire safety concerns. Ms. Mateev asked if the garage is enclosed, and Mr. Sandorse said that it is not fully enclosed. �nr y! ri. . "O Town of Reading >r Meeting Minutes Mr. Manganiello asked if they planned on putting guards for snowfall from the roof overhang. Mr. Sandorse said that the overhang is not large enough to block snow and will make a note to address this. Mr. Armstrong asked if the proposed columns still provide difficulty with parking and Mr. MacNichol said that they will need to review the turning movements. Mr. McGrail introduced Chris York from GPI to review the site civil plans. Mr. York reviewed the proposed changes, stating that the snow storage area was updated to be more functional, and the plans Incorporated a scooter storage enclosure. He stated that any parking space adjacent to columns was widened to allow more turning area. Mr. York said that there are 11 spaces outside the building and 9 underneath the building for a total of 20 spaces on site. Mr. McGrall stated that the applicant submitted a waiver request list and justification as well as compliance with special permit requirements. Mr. Weston asked If any new comments were received from town staff and Mr. MacNichol said that there were no new comments from staff or public safety. Mr. Arena asked about the parking requirements. Mr. MacNIchoI said that there are 23 total parking spaces, 20 on -site and three adjacent to the site, he added that 26 spaces are required based on the total commercial square footage and residential units on site and that a waiver request is required. Mr. Weston said that the parking spaces located on Park Ave are being included in the on -site parking total in the waiver request and that the applicant needs to resolve concerns about traffic flow and rights of access. Mr. McGrail said that he believes his client has access up to halfway across the right of way but that the three spaces are not guaranteed, and they have requested a waiver from section 5.6.7.4 of the zoning bylaw. Mr. McGrall said that the waiver request states that the nature of the business requires minimal parking and that a significant portion of the business square footage is for storage. He stated that they can prepare a parking management plan to present to the commission. Mr. Arena stated that the parking needs to be right size for the applicant and for future uses and asked if the applicant could amend the property line so that the parking spaces are part of the proposed development and would not be impacted if Park Ave became a public way in the future. Mr. McGrail said that he believes the applicant owns halfway across the roadway presently and that It would require land court action and cooperation from the abutters. Mr. McGrail said that conditions could be created that would address parking concerns for future commercial tenants. Ms. Clish said that a future business owner may want to use the storage area in a different way which would Impact parking. Mr. Weston further asked about rights to Park Ave as a private way and that the board would like to see proof In writing, or a description of the applicants' understanding of their rights. Mr. Weston stated that the basement storage area contributes to the 16% total commercial percentage and that as a special permit application a different standard needs to be met. Mr. McGrall referenced section 5.6.7.2.8 of the zoning bylaw stating, "the CPDC may waive or allow flexible for certain dimensional or the requirements for a mixed -use project that provides space for existing commercial tenants, so as to maintain current viable businesses on the premises post -redevelopment". Mr. McGrail said that Mr. Joly's business has served the town well and provides a valuable service, and that they understand the need to deal with this Issue going forward, potentially with conditions, but if the commission decides there is an avenue to reduce to the 16% to accommodate the existing business, then he believes there is justification for the commission to do so. Mr. Weston said that the 16% commercial area is a lot less than the required 25%. He added that a recent zoning proposal brought before town meeting informed the board that 0r t Town of Reading �c Meeting Minutes South Main Street is not an area of town where residents are looking for Increased development. Mr. Weston said the current proposal is 63 dwelling units per acre, and that he is having a hard time justifying the current proposal and waiver requests. Mr. Armstrong said that parking could be restricted per unit. Mr. MacNlchol stated that the commercial area is actually 14% because it is calculated off total building gross floor area and not just percent of residential floor area. He said that one of the off -site spaces was a loading and EV parking space and that the police department cannot regulate parking on a private way. Mr. Armstrong proposed that the applicant reduce the overall number of units. Ms. Clish said that more than half of the commercial space being storage does not meet the intent of the mixed used special permit. She agreed that there may be too many dwelling units proposed and that too many things are being crammed onto the site. Mr. Joly said that he can deed the basement as storage space if needed, but the building has too much commercial space as it exists today and it doesn't make sense to build 4,000 sf of commercial space. Mr. Joly further justified his waiver requests. Mr. McGrail said that the parcel has a precarious layout and there is justification for the proposal. He said that the commercial space will be appropriately sized for the existing real estate business and that a parking management plan can be prepared. The applicant requested a waiver from the parking lot aisle width requirement of 26 feet, proposing 25- foot aisles. Mr. York said that most aisle areas meet 26 feet but some areas with columns have 25-foot aisles. Mr. Weston said that this has been an issue in the past and Mr. McGrail said that a turning radius plan can be prepared. Mr. McGrail said that the surface spaces are 8.5 by 18 feet, less than the requirement is 9 by 18 feet and acknowledged that they will need a waiver for the loading space proposed on Park Avenue. Ms. Clish said that she would like to see a parking management plan and requested confirmation from town staff that they have reviewed the updated plans and that any concerns are addressed. Ms. Clish opened for public comment and there were none. Mr. Joly further detailed his business needs. Mr. Weston said that commercial space is easy to turn over to residential, but it is unlikely to go back to commercial use and emphasized the importance of the 25% commercial area requirement. Mr. McGrail said that the building is isolated from downtown and presents a unique argument for the existing business to continue operating there. Ms. Mateev made a motion to continue the 348 Main Street public hearing until Monday March 10, 2025 and Mr. Weston seconded the motion. It was approved 5- 0-0 (Manganiello, Mateev, Weston, Armstrong, Clish) Continued Public Hearing, Definitive Subdivision Application O Harold Ave (a.k.a O Van Norden Rd). Zero Harold Ave. LLC Mr. MacNichol stated that it is up to the board to determine whether the modification requested is major or minor. Jeffrey Brem, the project engineer, Introduced the project and stated that they are seeking a waiver to maintain overhead electrical utilities to the two new proposed homes. Mr. Brem stated that RMLD does not have a preference and that he believes the request is a minor modification. Mr. Armstrong asked for clarification about what areas will be disturbed for the overhead wires and if any trees are going to be cut down. Mr. Brem said that they will only be going over areas that are to be disturbed. Mr. Armstrong asked if the previously proposed underground utilities were also In areas to be disturbed, and Mr. Brem confirmed yes and Town of Reading Meeting Minutes stated there is financial benefit to doing overhead wires. Mr. Armstrong said that the request appears to be minor to him. Mr. Weston said that he hopes the overhead wires are high enough above the cul-de-sac and that there are no additional disturbances to the land. Mr. Brem said that no trees need to be cut for the aerial line, and he reviewed the approved tree cutting plan with the board. Ms. Clish made a motion to approve the waiver request as a minor modification of a definitive subdivision plan and Ms. Mateev seconded it. It was approved 5-0-0 (Manganiello, Mateev, Weston, Armstrong, Clish) Mr. Weston made a motion to approve waivers for the Reading Subdivision Regulations section 1.2.f, section 6.1.1.b.29, and section 6. 1.1.d.7.c as they relate to electric utilities as described in the decision. It was seconded by Ms. Mateev and was approved 5-0-0 (Manganiello, Mateev, Weston, Armstrong, Clish). Mr. MacNlchol reviewed the minor modification decision and conditions with the board, stating that the standard conditions are maintained from the original approval, with conservation approval and plan endorsement required prior to construction. Based on the minor modlficatlon discussion a condition was added that no new trees are to be removed for the overhead wiring. Mr. Weston made a motion to approve the minor modification to a definitive subdivision plan of 246 Walnut Street, as written, and it was seconded by Mr. Manganiello. It was approved 5-0-0 (Manganiello, Mateev, Weston, Armstrong, Clish). Planning Updates and Other Tooics R Mr. MacNichol introduced the mixed -use development project approved by the CPDC in 2022. He stated that in 2024 the applicant requested and received a one-year extension for building permitting needs and are requesting a second extension. Josh Latham, the applicant's legal advisor, said that the extension expires on March 16, 2025 and they are seeking an extension for the same reasoning and are in the process of tenant negotiations. Mr. Latham said the applicant Is ready to proceed with a building permit and construction once they have possession of the property and they should have a determination in the next 30 to 60 days. The extension request is for another one-year extension. Mr. Weston stated that the application was submitted prior to zoning changes to the property which would not have allowed the approved design. He said there are reasons why construction has not started, and he believes a six-month extension would be appropriate because the plan was approved under old zoning. Mr. Armstrong proposed conditioning that material construction should begin within the time extension requested. Mr. MacNichol said that if a building permit is pulled there Is a 12- month period to act, and Mr. Armstrong agreed with a six-month extension. Mr. Manganiello noted that the courts can slow down the process and they will have a judgement appeal period, so a longer extension may be better. Ms. Clish said that she would prefer a six- month extension and if another extension is needed then the applicant can return with another request. She added that after three years she would like the CPDC to be on top of progress for this project and knows that this delay has not been Intentional or due to fiscal reasons. Mr. Latham said that the applicant is fully invested and committed to the project. Town of Reading Meeting Minutes Ms. Mateev made a motion to approve the extension of the time request on the DSGD application of 6-16 Chute Street until September 16, 2025, and it was seconded by Mr. Weston. It was approved 5-0-0 (Manganiello, Mateev, Weston, Armstrong, Clish). 2025 Zonino Considerations Mr. MacNichol said that the new state accessory dwelling unit (ADU) law regulations were released, and staff reviewed them to determine what changes are needed to the town's zoning bylaw, and an update was drafted. He stated that most amendments will be to the definition section, table of uses, and the performance standards. Mr. MacNichol said that state guidance is already in effect and could conflict with the town bylaw if it is not updated He said that the ADU law allows ADUs to be built in any district that permits single family dwellings, which applies to multiple zoning districts in Reading. Mr. MacNichol raised the question of whether the town wants to allow ADUs by right In the Business B district where single family use Is allowed. Ms. Clish said that this should be by right anywhere that single family use is allowed, and Ms. Mateev said that it could be noted that only existing single-family homes would be able to have an ADU. The commission discussed whether to combine accessory dwelling units and carriage house under the same definition. Mr. Weston said that the carriage house and barn preservation use came from a previous town meeting focus. Ms. Clish asked if both attached and detached would stay separate and Mr. MacNichol said it does not matter and both are by right. Mr. Weston said this is Irrelevant and it may add confusion to keep both. Ms. Clish proposed keeping both in so that it is clear that both are allowed. Mr. MacNichol continued to review the draft bylaw with the commission. He stated that that special permits through the zoning board of appeals would still be applicable for dimensional extensions, but ADUs as a use are protected. The commission discussed setback requirements. Mr. MacNichol said that an accessory apartment cannot be more restricted than the principal dwelling unit and that they can add language to the performance standards that accessory dwelling units are subject to the same setbacks as the principle dwelling unit of the zoning district. Ms. Cllsh asked about parking requirements within a half mile of the train depot and noted that parking is not allowed on the street in the winter. Mr. MacNichol said that this is a townwide regulation enforced during snow emergencies, but accessory units will not need to create a second driveway or dedicated parking spot if they are within half mile of the train depot. The commission discussed short-term rental regulations. Ms. Clish stated that as the town updates this bylaw, she believes it is important to create more affordable housing rather than Investment opportunities and would like to prohibit them in the short term. Mr. Weston agreed that it encourages more investment than housing creation. Mr. Armstrong asked how the state regulations will inform the town's definition of short-term rentals and Mr. MacNichol said that the bylaw can reference the regulations instead of defining It locally. Mr. MacNichol continued to review the updated definitions and dimensional regulations in the draft bylaw. Mr. Weston asked where the half mile originates from and how lots are Included, and Ms. Clish said a map will be critical to Identify lots. Mr. Weston said he presumes the radius is from the mid -point of the existing platform. 0 Town of Reading Meeting Minutes Mr. MacNichol discussed the public hearing process for the zoning amendment to be included in the Spring Town Meeting warrant. Mr. Weston said there is minimal risk in delaying the zoning amendment because it is similar to the town's existing bylaw. Ms. Clish asked if there is greater risk in rushing this than waiting for November Town meeting, and Mr. Weston said that he would not want to present a rushed proposal, and if there is not a lot of risk then it would be better to have a well -documented approach. Mr. MacNichol agreed and said that this is allowed but it depends on the engagement process the commission wants to see around the amendments. Ms. Clish said this may be something to notify town meeting about and let them know that there is a more comprehensive review process. Mr. Armstrong stated that the law states that the Commonwealth has likely had questions about what regulations apply between the time the issuance of the law and when the town updates their bylaw. Ms. Clish said that if there is a discrepancy between the local and Commonwealth regulations, then state law applies. Mr. MacNichol said that the town's ADU bylaw cannot be more restrictive than the Commonwealth. Ms. Mateev asked who would conduct site plan review and Mr. MacNichol said family dwellings are exempt from site plan review, so ADUs would also be exempt. Ms. Mateev asked if multiple ADUs can be allowed on a site and Mr. MacNichol said that the town can allow multiple ADUs on a site through discretionary relief, but he does not think the town would allow this. He added that he is seeking clarification from the state about whether multi -unit dwellings in single-family districts would be allowed an ADU. Ms. Clish said that there are remaining questions to be addressed. The commission discussed a timeline for a public hearing process. Floodplain Bylaw Update Mr. MacNichol said that if the town's floodplain bylaw is not updated by July, then property owners will not be able to utilize the national flood Insurance program. He said he is seeking clarification before proposing bylaw language. Ms. Clish said that there are some homes and businesses in the flood plain and Mr. MacNichol said that they are primarily in the Walkers Brook Drive and New Crossing Road area. Ms. Clish said this should be a priority to bring to Spring Town Meeting. Ms. Clish said that there would be a time frame for making sure that if the town deviates from the model bylaw that protection would still be the same for homeowners and businesses. Mr. MacNichol said that he will keep the article on the warrant and work out a public hearing schedule and encourage residents to come, especially those In the flood plain, to capture their questions and comments. Review Meetina Minutes of 1/13/25 and Executive Session Minutes Mr. Weston made a motion to approve the minutes from January 13, 2025 and it was seconded by Ms. Mateev. 5-0-0 (Manganiello, Mateev, Weston, Armstrong, Clish). Executive Session Minutes Ms. Clish stated that a member of the public requested the release of the minutes. The board discussed the process of executive sessions and the release of the minutes. Town of Reading *I' Meeting Minutes Ms. Clish made a made a motion to approve the executive session from January 9, February 13, March 20, April 10, May 25, and November 6 of 2023 and it was seconded by Mr. Weston, noting that not all board members were present at all executive sessions. It was approved 4-0-0 (Mateev, Weston, Armstrong, Clish). Ms. Clish made a motion to release all executive session minutes into the public record and it was seconded by Mr. Weston. It was approved 4-0-0 (Mateev, Weston, Armstrong, Clish). Adiournment Ms. Mateev made a motion to adjourn at 9:53 PM and it was seconded by Ms. Clish. It was approved 4-0-0 (Mateev, Weston, Armstrong, Clish). Documents Reviewed at the Meeting: 346-348 Main Street Architectural Plans, dated 1/28/25 Revised Waiver Request Letter, dated 2/6/24 Revised Site Plan Set, dated 2/6/25 Special Permit Criteria Letter, dated 2/4/25 Town Engineer Response Letter, dated 1/27/25 Draft Decision, dated 2/10/25 246 Walnut Street Modification Request, dated 2/10/25 Proposed Minor Modification Plan, dated 1/17/25 Waiver Request Letter, dated 1/20/25 Plan Set, dated 3/22/24 6-16 Chute Street Extension Request Letter, dated 2/10/25 Draft Decision, dated 1/16/25 Draft Minutes, dated 10/9/24 Executive Session Minutes Dated 1/9/23; 2/13/23; 3/20/23;4/10/23; 5/25/23; 11/6/23