Loading...
HomeMy WebLinkAbout2025-06-09 Community Planning and Development Commission Minutes� Orgp�_ Town of Reading RECEIVED a�' ,. Meeting Minutes By ram cme pap x 10.W a A. tt MW M[aP� P n� Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2025-06-09 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: Approved Attendees: Members In person: Heather Clish, Chair; Hillary Mateev, Secretary; John Weston; John Arena; Tam Armstrong Members Not Present: Guy Manganiello Others Present in person: Olivia Knightly, Senior Planner; Sarah Rambo; Steven Eisenman; Elaine Eisenman; Chris York; Jim Joly; Chris Huntress; Brian McGrail; James Hickey, Austin Prep; Present on Zoom: Chris York; Barbara Williams; John Arena; Peter Sandorse; Laura Stella; Katie O'Meara; Steven DeFuria; Jack Minutes Respectfully Submitted By: Olivia Knightly Topics of Discussion: 101 Willow Street, Austin Preparatory School; 346-348 Main Street, Park Realty Trust MEETING HELD IN THE SELECT BOARD ROOM AND REMOTELY VIA ZOOM Ms. Clish called the meeting to order at 7:00 PM and Ms. Knightly provided an overview of the hybrid meeting procedures. Continued Public Hearing, Definitive Subdivision Application O Harold Ave (a.k.a O Van Norden Rd), Zero Harold Avenue, LLC Park Realty Trust Ms. Clish requested that the applicant provide an update. Ms. Knightly stated that the applicant has been held up in the courts regarding access issued and Is working with abutters, hoping to have a resolution by August. The applicant may continue the application of withdraw the application if necessary. Mr. Arena asked if the board has a policy on continuances and Ms. Clish said that at a certain point it Is up to the board's discretion, and they will eventually run Into quorum issues. Mr. Arena asked when the application dates back to and Ms. Knightly stated May or June of 2024. Ms. Clish stated that she would want an update from the applicant and the board discussed having a potential quorum. Ms. Clish asked for an opinion from Town Counsel before the August continuance. Mr. Weston asked if there is a time frame for definitive subdivisions and whether the board will be put in a position that grants the applicant an approval by default if the board cannot meet quorum. *I,, Town of Reading Meeting Minutes Ms. Mateev made a motion to continue the application of 0 Harold Ave at the request of the applicant to July 14, 2025. It was seconded by Mr. Armstrong, and it was approved 5-0-0. (Arena, Armstrong, Clish, Mateev, Weston). Public Hearing, Minor Site Plan Review and Stormwater Permit, 101 Willow Street Austin Preoaratory School Ms. Mateev read the legal notice into the record James Hickey, head of Austin Prep, discussed the proposed improvements and need for additional parking on campus as well as the softball field improvements. Chris Huntress, of Huntress Sports and Associates, presented the proposed plans. He stated that the softball field is being move further away from the neighbors and out of the wetland buffer. The parking lot area will be expanded by 94 parking spaces, featuring a landscaped island and buffers, and pedestrian walkways to the school. He stated two rain gardens are proposed to help with stormwater and infiltration. He pointed out a storage building for maintenance. Mr. Arena asked about the total area that is being improved and if the softball field is going to have improved drainage. Mr. Huntress said that the project is designed in two phases and that the softball field has its own drainage. Mr. Arena asked if the softball field is pervious and Mr. Huntress stated that It Is Impervious synthetic turf with an underground detention system. He further presented the drainage design plans. Ms. Knightly stated that the town engineer provided a memo that expressed satisfaction with the design plans. Mr. Armstrong asked about the softball field material, Mr. Huntress said that It is not Impervious and is vertically draining to a subsurface leeching bed and detention basins during storm events. Mr. Armstrong asked how the phosphorous elimination Is completed and Mr. Huntress said that the raingardens and cultec chambered systems help to meet the phosphorus removal criteria. Mr. Huntress continued to present plans for the rain garden. Ms. Clish asked If the vegetation is native and Mr., Huntress confirmed it Is native and salt tolerant. Mr. Armstrong asked about the proposed lighting on site and Mr. Huntress said that the lighting that is proposed is the same lighting that exists on campus currently and that it is dark sky compliant. Mr. Armstrong asked about the sports lighting for the athletic field and Mr. Huntress stated that they are 60 to 70 feet in height for play at night and are dark sky compliant. He stated that there is no sports lighting for the field currently and that this would be an upgrade for the campus sports and ensure Tltle IX compliance. He stated that the school is giving up one practice softball field to accommodate the parking lot. Mr. Armstrong stated that the fence is not very high, and Mr. Huntress said that the present fence is 4 feet and that they are proposing 6 feet. Mr. Arena asked what the distance is to the outfield and Mr. Huntress said 200 feet. Mr. Weston gave kudos to the school for following through on making other Improvements to the campus. He said that the school came in 2019 for athletic Improvements and prior to this asked for parking improvements. He said that Austin Prep previously stated that they were not adding parking to increase enrollment and now the school has seen an increase in enrollment, and he wants the board to be aware that this was an issue historically. He said that in 2019 there was a lot of discussion about sports lighting and Impact on neighbors. Ms. Clish asked how late the games will be going and lights to be on and asked if the lights are designated by the International Dark Sky Association and Mr. Huntress confirmed yes and that the Musco system lighting Is compatible for nighttime games. He added that the photometric plans show zero -foot candles that are anticipated to impact neighbors. 2 aOR °. Town of Reading I, ,. Meeting Minutes ,: ucwrtdrk° Mr. Arena asked if neighboring properties will be impacted by the lighting and Mr. Huntress said that they may be able to see the light, but it will not be shed on the property. Mr. Weston asked about the press box and Mr. Huntress said that it is elevated two feet above the field and is ADA accessible. Mr. Weston asked If there is amplification and Mr. Huntress said that there will be a Soundsystem likely mounted on the corners of the press boxes and that it will have controls. Mr. Hickey said that he appreciated the observation on enrollment and that they are at their maximum and there is likelihood that there may be a reduction in enrollment. He said that the Increase has mostly been from the middle school. There are about 600 In the upper school and 200 in the middle school. He stated that increasing parking is not an Indication that they plan to increase enrollment. Mr. Weston responded that should the school return in the future with additional building proposals then the board would be aware of potential growth impacts. Ms. Clish asked how the school arrived at 94 new spaces and Mr. Huntress said that this is what could reasonably fit on site and that under the town bylaw there is a requirement of 426 spaces and that this will bring them into compliance with the regulations by 11 spaces. He added that this was driven by local neighborhood concerns that were brought to the school by the police chief. Mr. Hickey stated that the parking Improvements will be completed before the softball field improvements. Steven Eisenman, 467 West Street, spoke in support of the parking improvements and stated that he is concerned with the lighting. He said existing security lighting Is a disturbance and asked if the lighting will be on 24/7 and if the security lights will be changing and he asked about the location of snow storage. Mr. Huntress stated that there is a proposed landscape buffer and evergreen trees. He said that snow storage can go throughout the landscape area and several other options around the site that don't impact abutters. Mr. Huntress stated that the board can determine what Is appropriate and Mr. Hickey said that they may be a possibility to dim the lighting at a certain time, although there Is significant activity on the campus after hours. Mr. Huntress said that some security lighting would be helpful. Sarah Rambo, 461 West Street, asked if the softball field can be used on the other ball fields and stated that the 60-to-70-foot lighting seems extreme. She asked how many degrees the field is rotating, and Mr. Huntress said 20 degrees to the left. She said that softballs have hit her house and garage in the past. She asked about sound amplification on site and said that it is loud. Ms. Rambo asked about trash management and whether they could close the parking lot at night. She asked about parking lot lighting and Mr. Huntress said that the parking lot lighting is 20' feet tall. Mr. Huntress stated that softball cannot be played on baseball fields. He said that they are pushing the existing field further away from her property so there should be fewer foul balls. He added that the parking lot is the most efficient layout while respecting the 30' setback and buffer from neighbors. The elevation of the parking lot Is lower than the neighbors so the headlights will be captured by the hill. He added that the lighting is self- contained, and they can include residential shields. Mr. Huntress said that trash barrels will be located throughout the campus, and no dumpsters will be located in the area. He stated that the sports lighting is higher so that the lights can be oriented downward which reduces light spill and glare. a Town of Reading Meeting Minutes Mr. Weston asked about the frequency of the usage of sports lighting. Mr. Hickey said that softball would be used less than the baseball field, which has more teams playing on It. He said that the playing is only in the spring, but the field would be multipurpose for practice of other sports teams. Mr. Armstrong suggested low level fencing to block car headlights. Ms. Rambo asked about closure of the parking lot at night, and Mr. Huntress said the parking lot could not accommodate a gate and is designed for access by the fire department. Mr. Arena asked about the proposed lighting and dark sky compliance and Mr. Huntress said that the light source will be seen from the adjacent property but will not Illuminate them. Mr. Weston said these types of lighting are already around town. Mr. Arena asked about lighting pole placement to minimize impact, Mr. Huntress pointed out the pole locations and said that they are oriented to the inner field. Mr. Armstrong suggested a landscaping berm instead of a fence along the parking lot edge and Mr. Huntress said it may make more sense to use more plants. Mr. Eisenman said he would prefer plantings over fencing. Ms. Rambo asked if the parking lot lighting will be shut off at night and Mr. Huntress said that the lights can be reduced at night and will be easily controlled. Mr. Eisenman asked if the facilities will be rented during the summer season and Mr. Hickey said that it is possible. Ms. Clish asked if any of the Conservation Commission request would change the site plans and Mr. Huntress said that their request was for lighting photometric plan and to see that no stockpiling or construction vehicles parking in the buffer zone. Ms. Clish proposed continuing the application for one month and Mr. Huntress said the school needs to complete this work over the summer in preparation for school opening In the fall. He stated that they are willing to accept conditions as appropriate and requested that the project move this summer. Ueutenant Chris Jones expressed support from the Police Department for this project Mr. Hickey discussed the proposed construction schedule. Ms. Knightly reviewed the draft decision, and the board discussed the proposed conditions. Mr. Armstrong made a motion to approve the minor site plan review and stormwater permit. It was seconded by Mr. Weston, and it was approved 5-0-0. (Weston, Clish, Mateev, Arena, Armstrong). Continued Public Hearing. Special Permit and Site Plan Review for Mixed Use. 346- 348 Main Street. Park Realty Trust Attorney Brian McGrail presented to the CPDC on behalf of the applicant. He presented changes to the plans based on prior feedback from the commission. Mr. McGrail stated that they moved the compact parking space on site to improve the turning movements, he said that they removed the proposed construction easement offsite as it Is no longer needed. Mr. McGrail said that they reduced their proposal from 15 units to now 12 units which lowers 40 R Town of Reading " z' Meeting Minutes e the parking requirement on site to 22 spaces and are seeking a waiver for 2 spaces. He added that they still maintain 2 affordable units and they have updated their parking plan which conditions each unit to having one car, leaving five additional spaces available for the business. Mr. Armstrong mentioned that snow storage along Main Street shouldn't be piled up so as to prevent sight -distance issues. Mr. Armstrong said that they need a waiver for the parking and commercial space and asked if the current commercial tenant will be maintained and Mr. Joly confirmed yes. The board further discussed snow storage on site. Ms. Mateev asked if other staff have seen the plans and Ms. Clash said that there are outstanding questions that should be resolved regarding traffic and safety. Ms. Knightly stated that they have not received additional comments, although Police Informed staff that there is little to no enforcement that the police department can do on Park Ave as a private way. Ms. Mateev said that the plans have not been reviewed by Public Safety since the unit count has been reduced and they should seek an update before granting any approval. Mr. Weston said that the traffic generated would cause safety entering and exiting on Main Street and that he would not vote on this application without an update. Ms. Mateev said that they are missing a lot of Information that informs them of their decision. Ms. Clish requested a follow-up from the Police Department expressing that their concerns are have been satisfied. Mr. Joly asked if public safety received the traffic study that was conducted and Ms. Knightly stated that it was reviewed in the fall with the initial application. Mr. McGrall agreed with the board and said that they would follow-up. Mr. Arena asked if the concern was related to traffic generated by the building trying to gain access to Main Street or If It is related to sight lines. Ms. Knightly said it was related to the intersection of the Park Ave extension and Main Street where the vehicles would be entering and exiting the site. Mr. Arens asked if the exit of the garage could be conditioned as a left turn only and Mr. Weston said It may be complicated because the street is a private way. Mr. Joly said that the traffic study addressed this issue and that the proposal wouldn't add additional burden. Mr. MCGrall stated that this proposal closes a driveway on Main Street, consolidating the driveways, and meeting the design standards. Mr. Weston stated that because the exit is on a private way they cannot condition anything that the neighbors have not agreed to. Mr. Arena asked about conditioning this for the driveway and Mr. Weston said this is unenforceable. Ms. Clish stated that the board would seek an updated statement from the Police Department. Mr. Armstrong said that he is concerned with the commercial to residential ratio and Mr. Weston said that the affordable unit is a benefit The board discussed the proposed commercial space and parking plan. Ms. Clish stated that the only reason that she would support a waiver of the commercial space is because It is maintaining a long -tens business at the location. Ms. Mateev made a motion to continue the public hearing to July 14, 2025. It was seconded by Mr. Weston and approved 5-0-0 (Arena, Armstrong, Weston, Clish, Mateev). Other Planning Business • u SdR.%1FTitF911.T. . r a Town of Reading Meeting Minutes Ms. Knightly stated that there was a partial bond reduction In 2024 for $196,000 which the board approved and endorsed through Form M and now they are seeking a full reduction of the remaining holdings of $19,195. She stated that all work has been completed to the standards of planning and engineering and that these funds were Initially held because they were pending final completion of monument and sidewalk work. Ms. Knightly said that a stonnwater affidavit stating that their infrastructure has been installed to standard and has been inspected. Ms. Mateev made a motion to endorse the bond reduction subdivision Form O for the Farmhouse Land Subdivision. Mr. Weston seconded the motion, and it was approved 5-0-0 (Arena, Armstrong, Weston, Clish, Mateev). Bond Reduction, Form 0. Joy Lane Subdivision Ms. Knightly stated that they are seeking a full bond reduction of $166,014.75 and on June 12, 2023 the bond was reduced by $123,785.25 and the town holds the remaining bond. She stated that all Is In good standing and work has been completed to the town's satisfaction and that it is a larger sum than other projects because less reductions were requested over time by the developer. Ms. Mateev made a motion to endorse the bond reduction subdivision Form O for the Joy Land Subdivision. Mr. Weston seconded the motion, and it was approved 5- 0-0 (Arena, Armstrong, Weston, Clish, Mateev). Accessory Apartment Bylaw Update Ms. Knightly stated that the town will be looking to draft an updated ADU bylaw to be consistent with the new state regulations. She added that this would require public hearings before November town meeting. The board had a brief discussion about updating the bylaw. Eastern Gateway Update Ms. Knightly provided an update on the public engagement process for the Eastern Gateway Priority Planning Initiative. She stated that future engagement would Include focus groups with abutters, property owners and business owners and a potential open house In the fall. Master Plan Future Discussions and Needs Ms. Clish stated that town planning staff submitted a grant application to complete a Master Plan Update and that further discussion can hold off until the town hears back about the grant. Mr. Armstrong asked for an update on the goals from the 2005 Master Plan and which have been achieved. The board thanked Mr. Weston for his time spent serving on CPDC. Meetino Minutes Ms. Mateev made a motion to approve the meeting minutes from 3/10/25. It was seconded by Mr. Arena and it was approved 5-0-0. (Weston, Clish, Mateev, Arena, Armstrong). Adiournment *I,, Town of Reading Meeting Minutes Mr. Arena made a motion to adjourn at 10:00 PM and it was seconded by Ms. Clish. It was approved 5-0-0 (Weston, Clish, Mateev, Arena, Armstrong). Documents Reviewed at the Meeting: 101 Willow Street, Austin Prep MSPR o Legal Notice 6-9-25 o Reading Police Department Memo, dated 6-6-25 o Engineering Memo, dated 6-9-25 o Draft Decision, dated 6-9-25 o Stormwater Application, dated 5-12-25 o MSPR Application, dated 5-14-25 g Site Plan Review Cover Letter, 5-12-25 g Parking Lot Plans, dated 5-12-25 o Parking lot photos, dated 5-12-25 o Austin Prep Drainage Report, dated 5-12-25 346-348 Main Street o Revised Plan Set, dated 5-5-25 o DRAFT Decision, dated 4-14-25 o Updated Site Plan, dated 5-29-25 o Updated Architectural Plans, dated 5-30-25 Other Business o Joy Lane Subdivision Form M, dated 2-25-25 o Joy Lane Subdivision Form O, dated 6-4-25 o Joy Lane Bond Estimate, dated 6-9-25 o Joy Lane Street Acceptance Plan, dated 6-25-24 o Farmhouse Lane Subdivision Form O and M, dated 11-6-24 o Farmhouse Lane Subdivision Stormwater Affidavit, dated 2-26-25 o Farmhouse Lane Subdivision Bond Estimate, dated 6-9-25 o Chimney Hill As -Built Plan, dated 10-14-24 o Town of Reading Eastern Gateway Survey Summary o Meeting minutes dated 3-10-25 and 3-31-25