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HomeMy WebLinkAbout2025-09-08 Community Planning and Development Commission MinutesTown of Reading r' Meeting Minutes- rf't- Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2025-09-08 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; Tom Armstrong, Associate; Guy Manganiello Members Present on Zoom: John Arena; Guy Manganiello; Andrew McLaughlin Members Not Present: N/A Others Present in person: Andrew MacNichol, Community Development Director; Olivia Knightly, Senior Planner; Judy Coltman; Eileen Manning, RPPA; Mary Devlin, RPPA; Joe Mchugh, RPPA; Karen Herrick, Select Board; Matt Karkowski; Steve Mayes; Michael Sandberg; Scott D'Entremont; Nancy and Mark Cullen; Alan Kushinsky; Dierdre Walsh; Laura O'Neil; Kerry Sullivan; Greg Morelia; Kirsten Tzianabes; Andrew and Marie Donahue; Andrew and Christine Curtin; Carla Nazzaro; Present on Zoom: Chris York, GPI; Paul Sutherland; Brian McGrail; Jenne Wood; Thomas McCord; M Monisha; Gursher Harika; Harry Athia; Josh Kline, Stonefield; Bernie; Cindy; Louis Cirignano; Ashwini; Paul Sutherland; Angela Mayes; Lori McKenna; Michael Sandberg; Jonathan Williford; Dennis Murphy; Andrea Duffy; RC; Beth; Peter Sandorse, Phoenix Architects; Victoria Epstein, Stonefield; Andrea Duffy Minutes Respectfully Submitted By: Olivia Knightly Topics of Discussion: 672 Main Street Sign Permit Application; ReCAL SPR; 346-348 Main Street SPR and Special Permit; 885 Main Street SPR The Primrose School MEETING HELD IN THE SELECT BOARD ROOM AND REMOTELY VIA ZOOM Ms. Clish called the meeting to order at 7:04 PM and Mr. MacNichol provided an overview of the hybrid meeting procedures. Sian Permit ADDlication. 672 Main Street. Charlesoate Realt Kevin Chiles, Madison Design Group, presented the sign permit application materials for 672 Main Street, proposing to replace the existing signage. The board discussed the signage regulations and proposed sign plans. The board opened for public comment and there was none. Mr. MacNichol presented the draft Certificate of Appropriateness. 0r Town of Reading " � Meeting Minutes ,•„,mow`' Mr. Armstrong made a motion to approve the Certificate of Appropriateness for the sign permit at 672 Main Street, Charlesgate Realty. It was seconded by Mr. Arena, and it was approved 5-0-1 (Arena, McLauchlan, Manganiella, Armstrong, Mateev) Ms. Clish abstained. Continued Public Hearing, Site Plan Review and Subdivision Application for the Reading Center for Active Living (ReCAL), 0 Haverhill Street, Town of Readina Jenne Wood, Community Services Director for the Town of Reading, provided a presentation to the board detailing parking and anticipated programmatic capacity for ReCAL. She stated that they are working to develop an operations plan for the facility and that more details will be presented in the fall to the Recreation Committee and Council on Aging. Ms. Wood reviewed the major events that are expected to be held at the facility and that they anticipate 89 parking spaces to be sufficient for these events. Ms. Wood provided details on the Burbank Arena programming stated that there could be a shared parking agreement for large events. She stated that some participants carpool or use the transport van to access the facility. She presented data from similar sized community centers and their parking capacity. Ms. Wood summarized that with the flexibility of the field usage behind Burbank coupled with the natural flow of seasonal activities, it ensures minimal conflict for the buildings, sports field, and pickle ball. She added that staff will have limits on participation based on budget and room capacity for events and that the Burbank Arena manager, the board, the athletic director, and town staff will work together to ensure that there are no competing large events in the winter and spring months to offer adequate parking. Steve Crisafulli presented the site plan and parking lot totals for the area located behind the Burbank Ice Arena, approximately 420 spaces in total. Ms. Clish asked when hockey season ends at Burbank and Jim Sullivan, recreation administrator, stated that it ends around February, sometimes March. Ms. Clish stated that there is nothing behind Burbank to indicate organized parking to ensure they are maximizing the space available. Mr. Arena said that the town has a means to encourage or help finance parking improvements here. He stated that Pickleball will use some of the 89 parking spaces allocated for ReCAL and that they could create organized parking behind Burbak. Ms. Clish asked if there has been progress on a parking agreement. Ms. Wellman said that the parking agreement was an early conversation with the Burbank leadership, and that they have not asked to use parking space at ReCAL. Ms. Wellman stated that they are in conversation with Burbank leadership about the ongoing lease agreement and that they will not be able to provide a distinct letter to CPDC regarding parking and requested that the board condition approval based on additional parking needed. Ms. Clish said that they are reviewing a site plan with inadequate parking and asked if there is any confirmation from Burbank on the parking agreement and Ms. Wellman said that they have had many conversations but received no written statement. Mr. Arena stated that the board could arrange a special meeting to continue the public hearing, and that the building could still go out to bid while the parking agreement was memorialized. Mr. Armstrong asked when the contract for the ice arena expires, and Karen Herrick said that the Select Board has just re -signed a 10-year agreement with the arena and that it is municipal property and they may not assign use of the property without permission from the Select Board and Town. She added that the Select Board has not had any conversation about a parking agreement. 0OF Town of Reading a Meeting Minutes o MORP�� Ms. Clish said that there is nothing from Burbank indicating an agreement, and that there is presently not enough parking on the site plan proposed for pickleball. Mr. MacNichol said there is no programmatic requirement for pickleball parking and added that there has not been proof of a need to provide 100% of the required parking. Mr. McLauchlan said that ADA access needs to be provided from the ADA parking to the court. Ms. Clish said the board would like some documentation that would ensure parking, rather than conditioning a separate entity that operates through a lease with the town. Mr. Arena said that a memorandum of agreement would set expectations for all parties. The board opened for public comment. Angela Binda stated that there is some contradictory information being presented regarding the parking agreement. Ms. Wellman clarified and said that Select Board has not discussed the lease agreement with Burbank but has expressed interest in doing so. She added that that the town can provide directions on parking through the Play Local scheduling site. Ms. Mateev made a motion to continue the public hearing for 0 Haverhill Street, the Reading Center for Active Living to October 6, 2025 it was seconded by Mr. Manganiello. It was approved 5-0-0 (Manganiello, Mateev, Clish, McLauchlan, Arena). Continued Public Hearing. Special Permit / Site Plan Review for Mixed -Use 346- 348 Main Street, Park Realty Trust James Joly, applicant and property owner, addressed the board and requested that the commission grant the requested special permit and site plan approval with the requested waivers. Mr. Armstrong asked if there has been resolution to utilize Park Street to access Main Ave and Mr. Joly said they have received MassDOT approval. Ms. Clish stated that they have a memo from the Reading Fire and Police Department stating that the current plan satisfies their concerns. The board opened for public comment and there were none. Mr. MacNichol presented the draft decision. Ms. Clish stated that RPD would like to have a building management contact on file for parking -related concerns. The board discussed parking conditions and Mr. MacNichol said that there should not be a reduction in on -site parking spaces and Mr. Joly said that they are looking to have flexibility in parking space assignments. Ms. Clish stated that the handicap accessible spot should not be assigned unless a resident needs it. Brian McGrail, the applicant's attorney, stated that they are requesting flexibility to move parking space assignments to other locations on site. Ms. Mateev made a motion to close the public hearing for 346-348 Main Street and it was seconded by Mr. Armstrong. It was approved 4-0-0 (Arena, Mateev, Clish, Armstrong). Ms. Mateev made a motion to accept the waivers as presented in the draft decision for 346-348 Main Street, Park Realty Trust. It was seconded by Mr. Armstong, and it was approved 4-0-0 (Arena, Mateev, Clish, Armstrong). Ms. Mateev made a motion to approve the decision for 346-348 Main Street, Park Realty Trust, as amended, and it was seconded by Mr. Armstrong. It was approved 4-0-0 (Arena, Mateev, Clish, Armstrong). 4OFR '� ° Town of Reading �; Meeting Minutes '6j0.'/K00.MP� Continued Public Hearina, Site Plan Review for 885 Main Street, The Prim School Jonathan Silverstein, the applicants legal counsel, addressed the board and stated that the applicant has submitted additional information requested by the board during the prior meeting. Josh Kline, the project engineer, presented the plan updates to the board. Mr. Armstrong stated that the playground area appears expanded to Include an evacuation area and Mr. Kline said that the area has not changed from prior meetings. Mr. Armstrong asked where the 50-foot setback requirement originates, and Mr. Kline said that it is required by building code and that they are providing three times over the total required area. Mr. Armstrong said that there are no exits from the rear or side of the yard and Mr. Kline said the emergency management plan will detail this information for EEC. Mr. MacNichol said that if any site plan changes were necessary after EEC review, then the applicant would need to return to the CPDC for review. Mr. Kline said that he did not know the state building code section that requires 50 feet. Mr. Silverstein stated that the use is protected under the Dover Amendment and that certain reasonable regulations that are imposed in the Town's zoning bylaw can be enforced. He added that this is not within the board purview and that they cannot produce a final emergency management plan until the final site plan is approved. Mr. Silverstein stated that public safety officials are in a better position to opine whether there are any existing reasonable regulations not being met. Fire Chief Nelson stated that the current proposal meets all fire and building code requirements and that the evacuation area appears sufficient and that they would seek further resolution on evacuating the backyard through a second means of egress. Mr. Silverstein said that they are willing to determine the feasibility of this and will continue a productive dialogue with the fire department. Mr. Arena addressed the Fire Chief and asked if the children could evacuate from the building 70 feet in any distance. Chief Nelson said that the proposed plan provides adequate space. Mr. Arena said that the planning board is charged with addressing public health and safety and that the plans incorporate this. Mr. Clish said that a second means of egress should be proposed to provide a back exit from the playground and proposed a condition that the applicant should address this with the fire department if not addressed on the site plan. Mr. Kline said that they will work with the fire chief to come up with an acceptable plan. He stated that the site has grade changes and wetland considerations, but they can try to satisfy any concerns. He further pointed out the three access points to the site. Ms. Clish referred to a memo from the Police Department about addressing traffic and queuing on Main Street and stressed proactive measures to be taken, operationally assign staggered pickup and drop-off times, and that the owner should coordinate a visit with public safety to review the parking management plan. Ms. Clish stated that these requests could be worked into conditions in the decision. Mr. McLaughlan encouraged the board to review the application independently from other Primrose locations and also to apply any relevant conditions that would address remaining concerns and help to move the application along. Ms. Clish asked about proposed signage. Mr. Kline said that there is one free-standing sign and that it complies with the requirements. Mr. MacNichol said that business operations in a residential district default to the Business-B requirements. 6�iirp C �'• Town of Reading �; Meeting Minutes Ms. Clish asked if the applicant had received the abutter request to plant taller trees. Mr. Kline said that they are proposing 26 eastern red cedar trees that will be 6 to 8 feet and can grow larger. The board opened for public comment. Janice Berner, 874 Main Street, stated that residents are still concerned about vehicular safety related to the site. Ms. Berner asked if the school would be purchasing land from Frances Drive or requesting an easement to access an off -site location for evacuations. She asked if the school is providing adequate outdoor play area in accordance with EEC. Ms. Clish stated that there has been no discussion about access to Frances Drive from the site and added that the EEC will review licensing criteria. Mr. Silverstein stated that the Woburn location is the only location that has experienced traffic Issues and that this location is operated by a different franchisee owner and they do not conduct staggered pick-up and drop-off. He added that they have agreed to work with public safety, in good faith. He stated that his client intends to for operations to run smoothly. He stated that if any changes to the site plan occur, that triggered board review, then they would return before CPDC. Mr. Kline stated that they submitted a parking management plan with notes on how to handle different scenarios. Mr. McLaughlan stated that public safety has been involved in the review and planning of this project. He added that the board has heard the concerns regarding the traffic plan or evacuation plans and reminded all about the board's purview. Mr. Manganiello asked about on -site lighting and Mr. Kline said that they have looked to provide adequate lighting while not being intrusive to neighbors. Ms. Mateev expressed concern for headlights impacting neighboring homes and asked about screening. Mr. Kline said that there is existing fencing that will remain to the north and that the hedging to the south will remain. Ms. Berner asked about gathering during emergencies and where vehicles can queue on Route 28. She stated that observations at the Primrose location in Woburn had longer drop- off times. Ms. Clish said that it is important that any queuing gets addressed with the police department. Mr. Armstrong added that there should be additional egress from the playground and that there appears to be an existing easement. Mr. MacNichol said that there may be an existing right of way, but no easement is present, he added that this exists between private properties and is out of the CPDC purview. Carla Nazarro, Reading School Committee, stated that she has concerns for the constraints of the site. She stated that all Reading schools have evacuation plans and expressed concern for the evacuation zone area. She stated that the project meets the building code requirements but that does not make it a good design, and that this is the wrong site for the proposal. Michelle Jones, 881 Main Street, asked if higher landscaping screening could be provided on the boundary to 881 Main Street, west of the proposed building. Mr. Kline stated that there is a sewer easement on both properties and that they can negotiate with the DPW to include screening, and he added that there have been efforts made to connect with abutters about screening. Ms. Jones stated that the 885 property is at a higher elevation and that they can see over the fence, and higher plantings would be desired. Town of Reading 0 Meeting Minutes Matt Krokowski, 911 Main Street, expressed concern with the speed limit on Main Street and whether safe turning movements can be made entering the driveway. Ms. Clish stated that this was addressed in the traffic impact study. Andrew Curtin, 55 Frances Drive, expressed concern with the proposed school and traffic on Route 28, as well as the evacuation plan on site. He stated that queueing on Route 28 is an issue, combined with thru traffic on Main Street. The site plan shows 52 parking spaces with tight turning radiuses, creating challenges for pickup and drop-off. He stated that the evacuation plan poses multiple areas of risk that have not been fully contemplated. Ms. Clish stated that the board can consider dimensional requirements, open space, parking, and building coverage and that a traffic study has been conducted. She stated that regarding Francis Drive, there is no driveway or walkway proposed to Francis Drive. Paul Sutherland, 10 Duck Road, stated that the plan is compliant in every manner except for frontage. He stated that the plan raises safety concerns and that the developer has not made substantial changes to the site plan aside from meeting parking minimums. Mr. Sutherland referenced several case law examples regarding foreseeable harm and risk that could lead to liability. He stated that the dover amendment does not absolve civil liability for a landowner and urged the applicant to take steps to address safety, and he requested the board to condition that a police detail be on site as soon as traffic becomes a nuisance, speed bumps along entryway of driveway to slow traffic, ensure two-way traffic Flow throughout the site, ensure that parking accommodates the delivery trucks, and limit school events to occupancy size of the largest classroom. Peter Marfione, 31 Duck Road, asked who will be enforcing staggered parking on site. He questioned the legality of making a left-hand turn onto Main Street out of the site. Asked the Tire chief how many units it will take to put out a fire on site and Chief Nelson stated that when additional aid is required then the town receives mutual aid from surrounding communities. He added that the proposed building is fire resistant and fully sprinklered, and that they can access the building with their vehicles. Ms. Clish stated that she is reticent to automatically condition that a police detail is required during traffic backups, because this can burden the police department, and that there are other ways to address this. She asked the applicant to address how staggered pickup and drop off will be managed. Mr. Kline said that there is an alternative Flow of the site to accommodate pickup and drop-off and that this would be managed by the building operators. Dom Lacavva, Frances Drive, expressed concern for site safety and asked if a fire hydrant will be proposed in front of the site and Mr. Kline stated that there is. Lori McKenna, Duck Road, discussed the 80 feet of street frontage on site and asked the board to consider this. She stated that other Primrose locations have more frontage, while the proposed site lacks in frontage. She stated that Primrose will host full school events and requested more information about parking management during large events. Ms. McKenna questioned the number of kitchen staff that will be on site. She stated that there are details missing from the Floor plan of the building and this should be addressed. She added that parking on Bethesda and on Main Street and asked if"No Parking Signs' is a sufficient way to ensure parking safety. She also asked if the school will be closed when Reading Schools are closed during snow closures. Ms. Clish stated that the school will not close when Reading Schools are closed. Town of Reading z' Meeting Minutes Mr. Kline reminded the board that there will be 26 teachers, 1 director, and 1 kitchen staff for a total of 28 staff and reviewed the plan for all school events. He stated that all comments from the Fire Chief have been addressed. Steve Mayes, 59 Frances Drive, expressed concern for the screening on the south side of the property. He stated that the tree screening ends before the playground on the south side and property abutters on the east side do not have screening. Mr. Kline stated that existing mature trees will remain. Mr. Mayes stated that they are old oak trees and that they are in poor condition. Mr. Kline stated that they can look to examine the trees condition. Lisa Mayes, 59 Frances Drive, asked if EV charges are required on site and Mr. MacNichol said that EV ready spaces are required but EV chargers are not implemented at this time, Kern Sullivan, Hampshire Road, expressed concern about the proposal's parking, safety, and traffic. Mr. MacNichol stated that the parking regulations as identified in the bylaw for schools are satisfied with this proposal. Dennis Walsh, Duck Road, asked what the decision process is and how conditions are met. He asked for resolution to the proposed conditions before approving the decision. Mr. MacNichol said that the zoning enforcement officer enforces site plan conditions, and the Planning Department coordinates on this. Mr. Arena asked how the 53 parking spaces were decided and Mr. MacNichol stated that there is one space per employee on the largest shift and one space for every 7 students. Mr Arena asked if there are contingent conditions that can be applied related to traffic safety, should the original conditions fail. The board discussed relevant traffic and parking conditions that could be applied. Mr. McLauchlan asked how the property maintains 80 linear feet of frontage. Mr. MacNichol stated that frontage is not expressed in MA General Law under the Dover Amendment as a bulk dimensional control. He stated that this cannot be a prescribed requirement if it is not in the Dover Amendment, so the town must reasonably regulate frontage related to driveway width, turning movements and sight distance lines which have all been deemed adequate through the traffic study. Greg Morera, 882 Main Street, stated that the location is not appropriate for a school and expressed concern for safety surrounding speeding and traffic. Mr. McLauchlan made a motion to continue the application to the next meeting. The motion was not seconded. The applicants legal counsel encouraged the board to vote on the application and stated that there is no new substantive information to present. Paul Sutherland, 10 Duck Road, stated that new information about parking was presented and questioned the parking requirements. Dierdre Wash, 24 Duck Road, stated that the public deserves to hear the resolutions being put forth, and requested more information about staggered pickup. Mr. Kline stated that this is standard practice for many daycares. Mr. Arena motioned to close the public hearing and to gather additional requested information from police and fire. 0b6aiv, CTown of Reading Scott D'Entremont asked that the board request professional assistance to review the parking lot and ensure public safety. He stated that the traffic study should look at other variables and study other Primrose locations. Ms. Clish stated that there is not anything substantial on the site plan that would likely change based on additional peer review. Mr. Arena made a motion to close the public hearing, and it was seconded by Mr. McLauchlan. It was approved by (Arena, Manganiello, Mateev, Clish, Armstrong). Ms. Clish made a motion for the board to continue the discussion around the draft decision, with the agreement of the applicant to the next meeting on October 6, 2025 and it was seconded by Ms. Mateev. (Arena, Manganiello, Mateev, Clish, Armstrong). Mr. Arena stated that board should seek an update from public safety and any outstanding concerns. Adiournment Mr. Arena made a motion to adjourn at 11:17 PM and it was seconded by Ms. Clish. It was approved 5-0-0 (Manganiello, Mateev, Clish, McLauchlan, Arena). Documents Reviewed at the Meeting: 672 Main Street - Sign Permit Application • Draft Certificate of Appropriateness, 9-8-25 • 672 Main Street Proposed Plans, 8-28-25 • 672 Main Street Existing Plans, 8-28-25 • Signage Specs, 9-28-25 • Sign Permit Application 8-28-25 ReCAL - Site Plan Review • Site Plan, 9-4-25 • CPDC Parking Update Presentation, 9-4-25 • Pickleball Site Plan, 9-4-25 • Community Services Director Memo, 9-4-25 • Community Services Director Presentation, 9-8-25 346-348 Main Street - Site Plan Review • Draft Decision, 9-8-25 • Site Plan Set, 7-14-25 885 Main Street, The Primrose School - Site Plan Review • Police Response, 8-8-25 • Parking Management Exhibit, 8-8-25 • Architectural Package, 7-25-25 • Sample Emergency Management Plan, 7-28-25 • Truck Turn Exhibit, 7-28-25 • Operations and Maintenance Plan, 7-28-25 • Stormwater Report, 7-28-25 • Site Plans, 7-28-25 • Peer Review Response Letter, 7-29-25