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HomeMy WebLinkAbout2025-10-06 Community Planning and Development Commission MinutesN� Urk Town of Reading z Meeting Minutes TR K Board - Committee - Commission - Council: 2 Community Planning and Development Commission Date: 2025-10-06 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; Andrew McLaughlin; 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; Carl McFadden; Judy Coltman; Mary Ann Devlin; Nancy and Mark Cullen; Pat Thompkins; Nancy; Dennis Walsh; Deirdre Walsh; Scott D'Entremont; Paula Perry; Sheila Mulroy; Christine Curtin; Paul Sutherland; Rebecca Corliss; Marie Donahue; Lynn Arena; George Kapodistrias; Joy Apostolou; Tom Kandybowicz; Kerry Sullivan; Katie Brussard; Heather Bramante; Salvatore Bramante; Joe Miller; Maggie Cowell; Meghan O'Leary; John Bonnacorso; Andrew Napolitano; Arthur Tzianabos; Andrew Curtin; Bernie Dann; Don Lacava Sr.; William Dalton Present on Zoom; Thomas McCord; Brendan Zarechian; Andrea Duffy; Shaine Bonin; Dennis Murphy; Angela Mayes; Jenna Wood, Community Services Director; Nancy D; John McEleney; Karen Herrick, Select Board; Stephen Mayes; Lindsay; Beth; Karen Rose Gillis, Select Board; John Kline, Stonefeld Engineering; AID; Andrew; Louis Cirignano; Diane; Melissa Murphy, Select Board; IF; Michael's iPhone; Kate Harrington; Christopher Heep, Town Counsel; Michelle Jones; Jim; Arthus Tzianabos; Sarah's iPhone; Diane; Lori Hayes Gisetto; Jim; Erin Calvo-Bacci; Kate Kaminer; Harry Athia; John McEleney; Jonathan Williford; Carlo Bacci, Select Board; Sandy Matathia; Angela Mayes Minutes Respectfully Submitted By: Olivia Knightly Topics of Discussion: 0 Haverhill Street, Reading Center for Active Living; 885 Main Street, 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. Town of Reading i Meeting Minutes ntinued Public Hearing, Site Plan Review, Stormwater Permit. and Subdivi vout - 0 Haverhill Street, Readina Center for Active Livina Ms. Wellman introduced the project team. She stated that an agreement has been reached with the Burbank Ice Arena and a draft lease amendment has been provided, additionally an alternative plan showing an additional five parking spaces have been drafted should the parking waiver not be approved. Ms. Clish stated that the draft lease amendment provides proof of additional parking accommodations for ReCAL. Mr. Arena asked for additional information about the cost associated with including the five additional spaces. Ryan Percival, Town Engineer stated that they included compact spaces and removed the islands that protect the lighting. He stated that, although initially less expensive potential damage to light poles could present additional costs. Mr. Arena further inquired about the parking agreement. Mr. McLauchlan asked how the alternate parking lot plan differs from the preferred design, Ms. Clish stated that there is more vegetation in the preferred alternative and that she believes there is sufficient parking. Ms. Clish expressed support for the parking waiver. Mr. Arena inquired whether the rear lot at Burbank could be striped in the future. Ms. Wellman stated that painting over a crushed stone lot would not be a long-term solution, but that there will be staff on site to monitor parking. Mr. Manganiello asked about the fencing material around the generators, Mr. Percival stated it is wood stockade. Mr. Manganiello asked if bollards could be placed in front of the high voltage power transformers. Mr. Percival stated that they can look Into adding protective bollards to the plan. Mr. Manganiello asked if the Select Board would be approving the lease amendment before CPDC approves the site plan. Ms. Clish stated that given the permitting and construction time frame, that the board should proceed and condition as necessary. Carl McFadden, 33 Wakefield Street, representative of Burbank Ice Arena, stated that the town can use the dirt parking lot, and he does not anticipate any issues with the board approving the lease agreement. Ms. Clish stated that if the agreement should fall through then the board could condition that an alternate parking agreement could be approved administratively. Mr. Manganiello asked for clarification on the lease. Mr. McFadden stated that the lease must be approved by the Select Board and Town Meeting. Mr. Manganiello asked if Town Meeting does not approve the lease agreement, whether ReCAL would be short on parking. Ms. Clish stated that the board can incorporate a condition for the Pickleball parking portion, which could be conditioned on a final executed agreement or an alternate parking plan. Ms. Wellman stated that the draft lease amendment has been presented to the Burbank Arena board, however the Memorandum of Understanding is still being drafted with town counsel. She further detailed the lease negotiations process. Ms. Clish stated that the ReCAL parking is five spaces short of the requirements, adding that the bylaw does not have set requirements for sports courts. She added that parking for pickleball will be subject to the executed agreement with Burbank, stating that if unsuccessful in executing the lease, then they would have to return with an alternate plan for the pickleball parking. The board discussed their preferred concept plans. Town of Reading Meeting Minutes Pat Tompkins, chair of the permanent building committee, stated that their committee would prefer to receive a waiver for the five parking spaces to allow their design team flexibility. Ms. Mateev made a motion to close the public hearing. It was seconded by Mr. Arena and was approved (5-0-0). Mr. MacNichol reviewed the draft decision with the board. The board discussed the relevant conditions and parking waiver request Ms. Mateev made a motion to approve the waiver request for section 9.1.1.7 of the zoning bylaw, off street parking, as amended. It was seconded by Mr. Arena and it was approved 4-1-0 (Mateev, Clish, McLaughlin, Arena). Mr. Manganiello voted in the negative. Ms. Mateev made a motion to approve the draft decision for the ReCAL and Pickleball courts at 0 Haverhill Street, as amended. It was seconded by Mr. Arena and it was approved 5-0-0 (Mateev, Clish, McLaughlin, Arena, Manganiello). 885 Main Street. The Primrose School Ms. Clish stated that at the last public meeting the public hearing was closed for the application of 885 Main Street. The board had a brief discussion about the public hearing process. Christopher Heep, Town Counsel, stated that it was appropriate to vote to close the public hearing and that it is appropriate for the board to ask clarifying questions of the applicant while they work to finalize the draft decision. Mr. MacNichol presented the draft decision to the board, and the board worked to finalize the document. Ms. Clish asked the applicant to clarify the peak delivery hours. Mr. Kline, Stonefield Engineering, stated that peak site hours for drop-off are 7:30-9:30 am and 3:30-5:30 pm Mr. MacNichol continued to present the draft decision. Ms. Clish asked if lighting would be turned off after the facility is closed and Mr. Kline said that parking lot lighting would be turned off overnight and any safety lighting required would remain on. Mr. Arena asked what the lighting height would be in comparison to neighboring properties. Mr. MacNichol stated that fencing is six feet in height and Mr. Kline stated that to the south the lighting would be two feet above the wall, to the west lighting would be about 7 to 8 feet in height, and that the playground will not be illuminated, all building lighting is dark sky compliant and downward facing. Mr. MacNichol continued through the draft decision. Ms. Clish requested that the applicant adhere to "good faith efforts that are cost effective for the town" and asked for this to be added under the public health, safety, and welfare condition. Mr. Armstrong proposed that, relating to public safety, the owner would need to rectify the problem should the emergency management plan become Infeasible due to the number of occupants and safe space for evacuation. Jonathan Silverstein, the applicants legal counsel, requested that "cost-effectiveness" not be limited to the town only. Mr. 4 4Town of Reading Meeting Minutes Silverstein requested that the conditions do not refer to the emergency management plan. Ms. Clish requested town counsel input. Mr. Heep stated that the emergency management plan is a state regulatory requirement administered by EEC through the licensing process and that this is not administered by the CPDC. He added that this should be left to the state to review and approve and should not be included in the conditions of the decision. Mr. Arena asked if updated memos have been received from public safety, and Ms. Clish stated that the board has received their concerns and is working to address them through the decision. Mr. Manganiello asked if site operations would immediately cease if the site became a nuisance or unsafe. Mr. Heep stated that the decision is strong in its current iteration and that if there is a truly disruptive traffic event, the police department will handle any issue on site. He added that the board cannot include a condition that would call for the immediate shut down of the business, given the board's authority under the Dover Amendment. Mr. McLaughlin requested that prior to occupancy the parking management and traffic plan be reviewed by public safety. Mr. MacNichol stated that post -occupancy a site visit will be conducted with public safety and that the parking management language will be reviewed by the Town's Parking Traffic Transportation Task Force. He added that a report will be delivered after 12 months of operations that details the parking utilization and site traffic operations. Mr. MacNichol stated that Reading Fire Department has requested an additional means of egress from the rear play area, however, EEC may not require an additional means of access. Ms. Clish stated that the board is not conditioning egress utilizing Frances Drive, but a second means of egress that does not infringe on abutting properties. Ms. Clish stated that if any substantial details to the site plan change through EEC review, then the applicant would need to return to the board. Mr. MacNichol stated that a request was received by an abutter to ensure adequate screening is provided between the properties. He asked the applicant to ensure additional screening if possible. Mr. Kline stated that there is a sewer easement present so they will need to coordinate with DPW on the location of plantings. The board further discussed EEC review and permitting requirements prior to occupancy. Mr. MacNichol further reviewed the conditions detailed in the draft decision. Mr. Arena stated that a letter from Representative Bradley Jones had been received, and Mr. Arena requested that the board allow further public comment. Mr. Arena made a motion to continue the discussion until the next meeting scheduled at the request of Representative )ones, and it was seconded by Mr. Armstrong. Ms. Clish stated that there is no reason or cause to further delay the discussion and that the application will need to go before EEC for review. Mr. Heep stated that there is no utility in the board for further delaying on the grounds of EEC review. He added that the board did vote to close the public hearing and that ample opportunity has been provided for public input, however reopening the public hearing without proper notice would be out of order and could prejudice those who wanted to provide additional comment but were not notified properly. Mr. Heep said that another legal notice and mailing would be necessary to reopen the public hearing, and that under Dover the applicant is entitled to a reasonable hearing window before the CPDC must decide on the application. Town of Reading 0 Meeting Minutes Ms. Mateev a motion to approve the draft decision for the Primrose School, 885 Main Street, and it was seconded by Mr. Arena. It was approved 3-2-0 (Manganiello, Mateev, Clish) Mr. Armstrong and Mr. Arena voted in the negative. Other Business 244-256 Grove Street ANR Endorsement Shaine Bonin, the applicants engineer, joined remotely and provided a summary of the proposed ANR. The board asked clarifying questions. Ms. Mateev made a motion to endorse the ANR plan for 244-256 Grove Street. It was seconded by Ms. Clish and was approved 5-0-0 (Manganiello, Mateev, Clish, McLauchlan, Arena). Grandview Road Subdivision Lot Release Mr. MacNichol stated that in preparation for building permits the board will need to issue lot release. He stated that town counsel has determined that a license agreement is necessary to allow temporary access to town property to seed and clean up the area as needed throughout construction. Mr. MacNichol provided an overview of the plans and the need for the license agreement. The board asked clarifying questions. Mr. MacNichol stated that the intent of the lot release is to release lots 3 and 4 from the covenant agreement that was previously endorsed so that building permits can be issued. Mr. Armstrong asked when the license agreement will be issued and Mr. MacNichol said it will be issued once a majority of construction is complete, closer to occupancy when site clean-up is necessary. Mr. MacNichol stated that Lot 2 will be returned to the owner and does not require lot release, as there are no building plans. Ms. Mateev made a motion to approve Lot Release of lots 3 and 4 of the Grandview Road Subdivision. It was seconded by Mr. Arena, and it was approved 5-0-0 (Manganiello, Mateev, Clish, McLauchlan, Arena). Community Preservation Act (CPA) Study Committee Update Sandy Matathia and Sarah Brukilacchio of the Community Preservation Act Study Committee provided a presentation to the board on the efforts of the CPA Study Committee. The board asked clarifying questions of the CPA representatives and had a brief discussion. 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 Meetin ReCAL - Site Plan Review • Site Plan, 9-4-25 • Alternate Parking Lot Concept Plan, 10-1-25 • Activitas Waiver Memo, 10-1-25 • ReCAL Parking Comparison Plan, 9-30-25 • Draft Decision, 10-6-25 Town of Reading a Meeting Minutes 244-256 Grove Street ANR • ANR Plan, 8-27-25 • ANR Plan, 9-177-25 • Property Owner Authorization - Centralia Approval Letter, 9-11-25 • Property Owner Authorization - Gursher Approval Letter, 9-11-25 • ANR Plan Application, 9-15-25 • Staff Memo, 10-6-25 • Draft Certificate, 10-6-25 885 Main Street, The Primrose School - Site Plan Review • Draft Decision, 10-6-25 Grandview Road Extension Subdivision • Form L Lot Release, dated 10-6-25