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HomeMy WebLinkAbout2025-08-11 Community Planning and Development Commission Minutesor Town of Reading v U Meeting Minutes F0�'I.N CLERK FFG�C'.I 5 02 Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2025-08-11 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: Hillary Mateev, Secretary; John Arena; Tom Armstrong; Guy Manganiello; Andrew McLaughlin Members Present on Zoom: Andrew McLauchlan Members Not Present: Heather Clish, Chair; Others Present in person: Andrew MacNichol, Community Development Director; Olivia Knightly, Senior Planner; Frank Rizza; Mike Lacey; Colleen Lacey; Allison Fusco; John Keough, Assist. Fire Chief; Christine Arseneau; Sandy Matathia; Tiffany Freltas Present on Zoom: Michelle Grappi; Thomas McCord; Ethan Dively; Melissa Kelly; Kyle; Gina; Josh Kline; Mary Neville; Jim Rush; Beth; Andrea Duffy; Michelle Jones; Tony D'Arezzo; JLM; Michelle Grappi Minutes Respectfully Submitted By: Olivia Knightly Topics of Discussion: 6 Chute Street Master Signage Plan; 420 Haverhill Street, Cobblestone Corner; MEETING HELD IN THE SELECT BOARD ROOM AND REMOTELY VIA ZOOM Mr. Manganiello called the meeting to order at 7:00 PM and Mr. MacNichol provided an overview of the hybrid meeting procedures. Master Slanaae Plan, 6 Chute Street Mr. Manganiello recused himself from the discussion and Mr. MacNichol introduced the Master Signage Plan application. Giuseppe Fodera presented the signage plans. Mr. Armstrong asked if the signage meets town regulations and Mr. MacNichol said that it does. Ms. Mateev asked if there are awnings or blade signs and Mr. Fodera confirmed yes. Mr. MacNichol said that blade signs are permitted at 8 square feet maximum and allowed one per business, eight feet off the ground. A commission member asked if the signage would be illuminated and Mr. Fodera stated there would be gooseneck lighting illuminating the building but not the signage. The board opened for public comment and there was none. or - Town of Reading , g Meeting Minutes Mr. Arena made a motion to approve the Certificate of Appropriateness for the Master Sign Plan of 6 Chute Street. It was seconded by Mr. Armstrong, and it was approved 4-0-0 (McLauchlan, Mateev, Arena, Armstrong). Continued Public Hearing Minor Site Plan Review for a Child Care Facility 420 Haverhill Street, Cobblestone Corner Academy Ms. Mateev recused herself from the discussion Mr. MacNichol stated that at the previous meeting there were some questions related to sight distances, driveways, site circulation and layout, screening and landscaping and that all these concerns have been met. Michelle Sousa, business owner, updated the board and stated that they worked with the immediate neighbors on screening and selected white vinyl fencing. The updated plans show fencing around the rain garden. She stated that a meeting was held with the town engineering department to review the driveway plans and that the fire department was consulted regarding truck access, and feedback was incorporated. Mr. Manganiello stated that the board received a letter from Reading Police stating that the changes made are satisfactory. John Keough, Assistant Fire Chief, said that the proposed design changes meet their requirements. Mr. Keough added that Ms. Sousa has been working with the department to determine access, egress, and emergency plans. The board discussed the emergency plans. Ms. Sousa said that they have received permission from abutting neighbors to use their yards in case of emergencies. Jack Sullivan, project engineer, provided an overview of the site plans. He stated that the two entrances to the site are being preserved, the rightmost (northern) entrance will be preserved to facilitate fire truck movement. Vehicles, including fire trucks, will enter through this entrance and exit using the curb cut to the left. He said that minor widening will occur to improve vehicle access. Mr. Manganiello asked if planted vegetation will be removed from the driveway area and Mr. Sullivan said that no plants will be within ten feet of the travel lane. Mr. Sullivan said that they eliminated the front and rear ramp and replaced It with an ADA compliant walkway to the parking lot. Mr. Sullivan stated that a licensed traffic engineer was hired to conduct a sight distance analysis. He said that the analysis was conducted based on the posted speed limit of 35 mph, and the results indicated that the site complies with the required standards for both sight and stopping distances at that speed. The board opened for public comment. Sandy Matathia, 10 Stonewall Road, stated that his concerns are related to parking and traffic. He stated that the northern driveway presents unique challenges and site distance limitations. Mr. Matahia proposed removing use of the northern entrance to redirect incoming traffic to the driveway with improve sight distance. He said that the large parking lot does not fit the character of the neighborhood. Mr. Matathia asked whether surplus parking is needed on site and proposed replacing excess spaces with landscaping or that the parking lot be moved further back from the street. He requested that the town engineer reviews the traffic site distance issues and potential driveway consolidation. Lastly, he asked the board to consider additional screening to minimize neighborhood impacts. Mr. Armstrong asked how many parking spaces are required and Mr. MacNichol stated that 12 are required for the estimate maximum capacity of 39 children plus staff. 2 Town of Reading r' Meeting Minutes Mr. Manganiello asked if the bushes near the driveway could shift back to screen the parking area. Mr. Matathia stated that the area of concern for screening is near the driveway area and Mr. Manganiello stated that this would impair the sight lines further. Mr. Matathia proposed that a landscaping list be created for other areas of the site that would be effective as a screen. Tiffany Fredas, 19 Perkins Ave, expressed support for the application and stated that the town is growing and the business community needs to grow to help sustain this. Amanda Rathbun, 88 King Street, expressed her support for the project and the applicant. Mr. Manganiello said that they are not going to request a traffic peer review. Mr. MacNichol said that the board was concerned with sight distances and can condition future improvements as needed. Mr. McLauchlan inquired whether an easement is needed for the emergency routes through abutting properties. Mr. MacNichol said that they will defer to EEC for the approved safety plans for the facility and can condition executed agreements with adjacent properties if needed. Mr. MacNichol reviewed the draft decision with the board. Mr. Armstrong made a motion to approve the application for 420 Haverhill Street, Cobblestone Corner Academy. Mr. McLauchlan seconded the motion, and it was approved 3-0-0 (Manganiello, Armstrong, McLauchlan). Ms. Mateev recused herself from the discussion and the vote. Continued Public Hearing Site Plan Review 885 Main Street, Primrose School Ms. Mateev made a motion to continue the application for 885 Main Street, Primrose School, to Monday September 8, 2025. Mr. McLauchlan seconded the motion, and it was approved 4-0-0 (Mateev, Armstrong, Manganiello, McLauchlan). Continued Public Hearing Special Permit / Site Plan Review for Mixed -Use 346-348 Main Street, Park Realty Trust Mrs. Mateev made a motion to continue the application for 346-348 Main Street, Park Realty Trust, to Monday September 8, 2025. Mr. McLauchlan seconded the motion, 3-0-1 (Mateev, Armstrong, McLauchlan). Mr. Manganiello abstained. Other Planning Business Zero Harold Ave / Zero Van Norden Road Withdrawal without Preiudice Ms. Mateev made a motion to accept the withdrawal of Zero Harold Ave/ Zero Van Norden Road subdivision withdrawal without prejudice. It was seconded by Mr. Armstrong, and it was approved 4-0-0 (Mateev, Armstrong, Manganiello, McLauchlan). 0gTown of Reading Meeting Minutes A rassory Apartment Bylaw Mr. MacNichol stated that town could begin the public hearing process for an ADU bylaw to comply with new state regulations and clarify local questions. This includes the possible exemption of ADUs from site plan review. Under state guidance three -unit structures in single family zones are allowed an ADU. Single and two-family are exempt from site plan review. Mr. MacNichol said that the board should consider whether there are any areas of jurisdiction where the board would want to make sure. The board had a discussion about the ADU bylaw and short-term rentals in Reading and determined that there is not a need to address the bylaw at November town meeting. Meeting Minutes Mr. Armstrong made a motion to accept the meeting minutes from 5/12/25 and 6/9/25. It was seconded by Ms. Mateev, and it was approved 4-0-0. (McLauchlan, Manganiello, Mateev, Armstrong). Adiournment Ms. Mateev made a motion to adjourn at 8:50 PM and it was seconded by Mr. McLauchlan. It was approved 5-0-0 (Manganiello, McLauchlan, Mateev, Armstrong). Documents Reviewed at the Meeting: 6 Chute Street, Master Sign Plan • 6 Chute Sign Permit Application 7-22-25 • 6 Chute Sign Permit Plans 7-22-25 • 6 Chute Street Awning Details 6 Chute Street Sign Elevations • 6 Chute Sign Plans 7-22-25 DRAFT COA Master Signage Plan 6 Chute and 45 High 420 Haverhill Street, Cobblestone Corner Academy 420 Haverhill Legal Notice 6-25-25 420 Haverhill MSPR Application Posted 6-17-25 420 Haverhill MSPR Narrative 6-16-25 420 Haverhill Street Drainage Letter 8-5-25 420 Haverhill Street Sight distance assessment 8-1-25 420 Haverhill Street Revisions 7-29-25 420 Haverhill Street Drainage Plan 8-7-25 420 Haverhill MSPR DRAFT Decision_8-11-25 Draft Meeting Minutes CPDC Draft Minutes 2025-5-12 CPDC Draft Minutes 2025-6-9