HomeMy WebLinkAbout1987-11-12 Special Town Meeting Minutes1 50
SPECIAL TOWN MEETING
W. S. Parker Middle School November 12, 1987
The meeting was called to order by the Moderator, Paul C.
Dustin, at 7:51 P.M., there being a quorum present.'
The Invocation was given by Reverend Robert K. Sweet Jr., of
the Old South United Methodist Church, followed by the Pledge of
Allegiance to the Flag.
The Warrant was partially read by the Town Clerk, when on
motion of John H. Russell, it was voted to dispense with further
reading of the Warrant, except the Officer's Return which was
then read by the Town Clerk.
ARTICLE 1. On motion of John H. Russell, it was voted to
take Article 1 from the table.
ARTICLE 1. On motion of John H. Russell, it was voted to lay
Article 1 on the table.
ARTICLE 2. On motion of John H. Russell, it was voted to lay
Article 2 on the table.
ARTICLE 3. On motion of John H. Russell, it was voted to lay
Article 3 on the table.
ARTICLE 1. On motion of John H. Russell, it was voted to
take Article 1 from the table.
ARTICLE 1. The following report of John H. Russell was ac-
cepted as a Report of Progress:
REPORT OF PROGRESS
READING LANDFILL DEVELOPMENT
under Article 1
SPECIAL TOWN MEETING
NOVEMBER 12, 1987
On October 5, 1987, the Board of Selectmen and Homart
Development signed a Purchase and Sale Agreement for ap-
proximately 29 acres of the former Reading landfill for the sum
of six million dollars. Homart intends to build 4 office build-
ings totaling 750,000 sq. ft.
Also that same evening, the Board signed a Purchase and Sale
Agreement with Embassy Suites, subject to ratification by this
Special Town Meeting, for approximately 4.5 acres of the landfill
for 2.25 million dollars. Embassy plans to build a 200 to 225
room, full service hotel.
Upon closing, now anticipated to occur in June 1988, $6.25
million of the $8.25 million will be immediately available to the
Town. $2 million will be held in trust fund to offset the cost
of any environmental problem that might occur as a result of
developing a landfill. All of the extensive testing done by
Homart indicates no problems but, in this day of environmental
sensitivity, and the impossibility of obtaining title insurance
for landfill development, this is a creative way of assuring both
the Town and the developers some reserve in case a problem does
arise. The interest from this fund flows to the Town, and, in
addition, part of the principle of the fund is released peri-
odically to the Town in accordance with a development dependent
schedule. The fund is completely released to the Town at the end
of sixteen years.
It is projected that in addition to the $8.25 million sale
price, over a million dollars a year of additional real estate
taxes and over a quarter of a million dollars a year in hotel
taxes will flow to the Town as a result of this development.
151
Special Town Meeting November 12, 1987
This is a keystone to the financial plan to fund the new Fire
Station, and the modification to Town Hall in addition to helping
support operations. These projects will be discussed at length
during the remaining Subsequent Town Meeting sessions.
Two matters relating to the landfill development are before
us at this Special Town Meeting.
Article 4 would amend the vote of the June 1986 Special Town
Meeting which authorized the sale of the landfill to Homart. At
that time Homart proposed to market a portion of the landfill to
a hotel developer but did not, at that time, know who it would
be. The results of Homart's marketing effort was the selection
of Embassy Suites to be the hotel developer. As I previously
mentioned, our signing of the Purchase and Sale with Embassy was
contingent upon Town Meeting Passing Article 4.
Articles 5,6,7 and 8 establish a Planned Unit Development
provision in the Zoning By-law and applies this provision to the
development of the industrial area to the east of the railroad
track.
We believe the PUD approach is the best way to control the
development of this area both from the Town's and the developer's
standpoint. We have very little industrial land to develop and
we want to be sure that the development is first class and meets
the Town's expectations.
The timing of future events depends on many factors, not the
least of which is gaining State environmental approvals and Read-
ing planning and conservation approvals. If all goes well, we
can look toward closing the land sales by late spring and start-
ing construction of the hotel and the first office building next
summer.
We have here with us tonight, Stephen Qualkinbush, Homart's
Project Manager for the development of our landfill. Steve
originally presented Homart's proposal to us in June of 1986 and
has been shepherding the project along since then. Steve did the
bulk of the marketing of the hotel site and lately has been
spending a large percentage of his life in Boston wending his way
thru the State environmental bureaucracy. Also with us is David
Hirzell of Sasaki Associates, who are doing engineering studies
in support of Homart.
As part of this report of progress, Mr. Moderator, I would
like to have Steve and David tell us about Embassy Suites and why
Homart recommends them as the hotel developer, discuss their
opinion of the PUD Zoning approach, and to give us an overview of
the project from their prospective.
J. H. Russell
Development of Town Property on Walkers Brook Drive
Homart Development Co. has been working with the Town of
Reading during the past year towards development of the towns 32+
acre property located on Walkers Brook Drive. The past year's
activities includes
1} Execution of a purchase and sale agreement between the
Town and Homart.
2) Extensive environmental testing to determine any haz-
ardous waste risks associated with the development.
3) Extensive engineering analysis to determine the costs
associated with developing the project.
4) Master Planning to identify the development concept and
likely development program for the site.
152
Special Town Meeting November 12, 1987
5) Preparation of an Environmental Notification Form to
initiate the required governmental approvals for
development.
6) Consultation with the Town on preparation of a PUD or-
dinance to facilitate development controls over the
project.
Homart is pleased to report that all six items proceeded
favorably during the past year. This progress is due in large
part to the hard work of many Town citizens and Homart is grate-
ful for the professional and energetic efforts of these in-
dividuals.
In the next year, Homart looks forward to continuing the
development efforts in cooperation with the Town as follows:
a) Put in place pre-closing requirements to permit the
sale to be finalized.
b) Complete the EIR.
C) Complete Town Approvals required for the development.
d) Begin construction.
Finally, Homart presented its recommendation that Embassy
Suites be designated the hotel developer for the property.
Homart Development Co.
On motion of John H. Russell, it was voted to lay Ar-
ticle 1 on the table.
ARTICLE 4. On motion of John H. Russell, it was voted to
amend the vote taken under Article 6 of the Warrant for the June
16, 1986 Special Town Meeting, which authorized the Board of
Selectmen to convey all or any part of property described therein
for the minimum amount of six million two hundred and fifty
thousand dollars to Homart Development Company of Chicago, Il-
linois and upon such other terms and conditions as the Board of
Selectmen shall consider proper, so as to provide that the
property described in said Article 6 may be conveyed in one or
more parcels and by one or more deeds and that one or more of the
parcels so conveyed will be to Homart Development Company of
Chicago, Illinois and that one or more of the parcels so conveyed
will be to Embassy Suites, Inc. of Irvine, Texas or some other
designee of Homart Development Company of Chicago, Illinois,
approved by the Board of Selectmen, provided that the total
amount to be received by the Town for the parcels conveyed shall
not be less than the minimum amount specified in the vote under
Article 6; and that in all other respects the vote taken under
Article 6 is hereby ratified and confirmed.
95 voted in the affirmative
2 voted in the negative
2/3 vote required
Article 1. On motion of John H. Russell, it was voted to
take Article 1 from the table.
The following reports on the PUD presented by George V.
Hines and Richard D. Howard were accepted as Reports of Progress.
153
Special Town Meeting November 12, 1987
COMMUNITY PLANNING AND DEVELOPMENT
PLANNED UNIT DEVELOPMENT BY-LAW
The Community Planning and Development Commission will be
presenting four articles - 5, 6, 7, and 8; all relating to the
adoption of a Planned Unit Development provision to our Zoning
By-law.
Article 5 is the actual text which is being proposed to be
added to the Zoning By-laws as Section 4.9.
Article 6 & 7 provide for language changes to appropriate
sections of the Zoning By-law to incorporate the proposed new
section in the by-law.
Article 6 provides for inclusion of the PUD
District to the list of districts in Section
3.1.
Article 7 provides for inclusion of the PUD
District to the Table of Uses in Section
4.2.2.
Article 8 is the map which contains the parcels that are
being recommended for inclusion in the Overlay District. The
parcels of land in the Overlay district are the only ones which
the PUD provision will apply to.
Through our early involvement and participation in the
Selectmen's negotiations with Homart Development Corporation it
became evident that some form of zoning controls would be
required and the developer suggested a Planned Unit Development
By-law as an appropriate method that might apply.
The Community Planning and Development Commission developed
a Request for Proposal and advertised for firms to conduct a
Planned Unit Development study for Reading. As a result of in-
terviews with interested firms, the Community Planning and
Development Commission awarded the contract for the PUD study to
Rizzo Associates and their subconsultant Wallace Floyd As-
sociates.
I am sure I speak for the entire Commission when I say that
we entered the process with an open mind as to whether a PUD con-
cept was appropriate for Reading. I also feel safe in saying
that it became evident to us early in the study that this was the
best means for controlling development and we set out from that
point to develop the best possible PUD controls no matter who the
developer shall be. Commission member Dick Howard, who was
Chairman when the study began,remained the Commission's primary
liaison with the consultant and along with Tom Stohlman became
the Commission's PUD subcommittee. They will be giving you a
complete overview of the process as well as a review of the
proposed PUD provisions. The consultant team of Jim Purdy and Ed
Shoucair are also present to review the material and assist in
answering your questions.
The culmination of a very intensive, public study process
was a cable televised Public Hearing on the prehearing version of
Article 5 and 8. Although sparsely attended the hearing provided
an opportunity for the Commission to receive some valuable com-
ments and as a result the final version of the proposed by-law
contains 7 changes which will be detailed in the presentation on
these articles. The amended version of Article 5 received the
unanimous support of the commission with a 5-0 vote to recommend
the passage of Article 5 to Town Meeting.
Article 8, the Overlay District, was the subject of substan-
tial discussion ofa commission quorum consisting of members
Howard, Stohlman, Favalaro and Hines and on a vote of 4-0 it was
1 54
Respectfully submitted,
George V. Hines
REPORT TO TOWN MEETING ON ARTICLES 6 AND 7
Special Town Meeting
November 12, 1987
voted to recommend the acceptance of Article 8 as it is defined
in the motion.
The Community Planning and Development Commission held a
Public Hearing in the Selectmen°s Meeting Room, 6 Lowell Street,
Reading, Massachusetts on Thursday, November 5, 1987, on two
proposed zoning by-law changes published in the Warrant for the
November 12, 1987, Special Town Meeting as'Articles 6 and 7.
Eight people excluding commission members, attended the
Public Hearing.
At the CPDC meeting held on the same evening, November 5,
1987, the Community Planning and Development Commission voted (3-
0-0) to recommend adoption of these two articles.
ARTICLE 6
3.0. ESTABLISHMENT OF DISTRICTS
3.1. Districts
Type
Full Name
Short Name
Residence
Single Family 10 District
5-10
Residence
Single Family 20 District
S-20
Residence
Single Family 40 District
S-40
Residence
Apartment 40 District
A-40
Residence
Apartment 80 District
A-80
Business
Business A District
BUS. A
Business
Business B District
BUS. B
Business
Business C District
BUS. C
Industrial
Industrial
IND.
Overlay
Flood Plain District
F
Overlay
Wetlands Protection District
W
Overlay
National Flood Insurance
NF
Flood Management District
Overlay
Planned Unit Development
PUD
3.2. Zoning Map
Districts are shown, defined and bounded on the map entitled
"Reading Zoning Map", dated November 1, 1983, as amended, con-
sisting of an index map and 35 sheets containing 39 detailed
maps, prepared and signed by the Planning Board, which con-
stitutes a part of these By-laws. The map shall be kept on file
and current by the Planning Board, who shall supply copies to the
Town Clerk, the Building Inspector and the Board of Appeals.
There shall be appended to the "Reading Zoning Map" as Exhibits
1,2, 3 and 4 the maps entitled "Flood Insurance Rate Map, Town of
Reading, Massachusetts Middlesex County" with an effective date
of July 2, 1981 consisting of Panel 1 of 4, Panel 2 of 4, Panel 3
of 4 and Panel 4 of 4
3.3. Boundaries of Districts
3.3.1. Boundaries of zoning districts shall be inter-
preted as follows:
155
Special Town Meeting November 12, 1987
3.3.1.1. Where a boundary is indicated within a street or
railroad right of way, the boundary shall be the center line of
such street or right of way. Where a boundary is indicated ap-
proximately parallel to a street or railroad right of way,
together with a single noted dimension, it shall be interpreted
as parallel and located the noted distance from the center line
of such street or right of way. Where a boundary is indicated
together with two or more dimensions, it shall be interpreted
consistent with such dimensions. Where an undimensioned boundary
apparently follows property lines in existence at the time of the
establishment of such boundary, it shall be so interpreted. All
other boundaries shall be indicated upon the map.
Article 7
4.2.2. Table of Uses
RESIDENCE
BUS
BUS
BUS
IND
S-10-
A-40
A-80
A
B
C
S-20
S-40
PRINCIPAL USES
Residential Uses
One Family Dwelling
yes
yes
no
yes
no
no
no
Two Family Dwelling
no
yes
no
yes
no
no
no
Apartment
no
yes
yes
yes
no
no
no
Boarding House
no
yes
no
yes
no
no
no
Public and Ouasi-Public Uses
Private Kindergartens
SPA
SPA
SPA
no
no
no
no
School
yes
yes
yes
yes
yes
yes
yes
Church
yes
yes
yes
yes
yes
yes
yes
Hospital
no
SPA
no
SPA
SPA
no
no
Nursing Home
no
SPA
no
SPA
SPA
no
no
Club or Lodge
no
no
no
yes
yes
no
no
Combined Service Use
SPA
SPA
SPA
no
no
no
no
Business and Service Uses
Retail Sales
no
no
no
yes
yes
no
yes
Consumer Services
no
no
no
yes
yes
no
yes
Office
no
no
no
yes
yes
no
yes
Table of Uses
RESIDENCE
BUS
BUS
BUS
IND
S-10
A-40
A-80
A
B
C
Financial Institution
no
no
no
yes
yes
yes
yes
Wholesale Business
no
no
no
yes
yes
yes
yes
Hotel or Motel
no
no
no
yes
yes
yes
yes
Tourist or Trailer Camp
no
no
no
no
no
no
no
Place of Assembly
no
no
no
yes
yes
no
yes
Funeral Establishment
no
no
no
yes
yes
no
yes
Veterinary Establishment
no
no
no
yes
yes
no
yes
Planned Unit Development
no
no
no
no
no
no
SPP*
Automotive Uses
Sale of New or Used
no
no
no
yes
yes
no
yes
Service Station
no
no
no
yes
yes
no
yes
Repair Garage
no
no
no
yes
yes
no
yes
Car Wash
no
no
no
yes
yes
no
yes
Commercial Parking Lot
no
no
no
yes
yes
no
yes
Auto Grave Yard
no
no
no
no
no
no
no
*Planned Unit Development may be permitted only within a PUD
Overlay District on the Zoning Map."
Respectfully Submitted.
Richard D. Howard
156
Special Town Meeting November 12, 1987
ARTICLE 1. On motion of John H. Russell, it was voted to
lay Article 1 on the table.
ARTICLE 5. On motion of Richard D. Howard, it was voted
that the Town of Reading amend its Zoning By-laws by inserting
as Section 4.9. the text of said section set forth in "Reading
Planned Unit Development By-law, as amended, November 2, 1987,'/
which incorporates and amends the text of said section 4.9. dated
October 19, 1987, copies of which were distributed to all Town
Meeting Members and made available for public inspection.
94 voted in the affirmative
8 voted in the negative
2/3 vote required
on motion of John W. Price, it was voted to amend the Read-
ing Planned Unit Development By-law, as amended, November 2,
1987, by substituting the word "shall" in place of "may" in Sec-
tion 4.9.3.18., Conformity with PUD Plan and Special Permit, in
the second paragraph thereof, to read then as follows:
"The CPDC shall adopt regulations requiring one or more of
the following in amounts and durations sufficient to guarantee
that all commitments in the approved PUD Plan to provide public
improvements or to take other actions are properly completed:
performance bonds, deposit of money or negotiable securities with
the Town, or a satisfactory agreement with a lending institution
to retain funds pending completion of such improvements or
actions".
52 voted in the affirmative
45 voted in the negative
On motion of John H. Russell, it was voted this meeting
stand adjourned to meet at 7:30 P.M. on Monday, November 16,
1987, at W. S. Parker Middle School.
Meeting adjourned at 10:48 P.M.
101 Town
Meeting
members were present.
A true copy.
Attest:
_
~C..~ Ce Est CL-
Doris M. Fantasia.
Town Clerk
Wallace, Floyd, Associates Inc.
Architects, Planners
Planned Unit Development
o Large Area Planning
o Flexibility
o Amenities
o Optional
Purpose
o The purpose of a PUD is to permit mixed-use,
large scale developments, while requiring more
rigorous development standards than in an
underlying zone.
Why PUD?
Town Gets:
o Higher Quality
o More Extensive Review
o Better Planning
Developer Gets:
o Controls Suited To Site
o Predictability
Wallace, Floyd, Associates Inc.
Architects, Planners
READING PUD ZONING BYLAW
1987
PLANNING PROCESS
August 25
Community Planning and Development Commission and
consultants began a zoning study to determine the
development issues potentially affecting the future of the
industrial zone along Walker's Brook Drive.
September 15
Conducted first public meeting aimed at seeking input from
residents, abutters, and others.
September 16 - 30
Drafted preliminary PUD Bylaw incorporating results of
research and recommendations made by Town officials, board
members, and residents.
October 1
Draft PUD was presented at second Public Meeting for
further discussion and public input.
October 2
Redrafted PUD Bylaw to incorporate recommendations given at
October 1 meeting and other relevant information.
October 3
Began writing final draft of PUD Bylaw, while continuing
conduct follow up meetings with Community Planning and
Development Commission and Town Counsel.
November 2 Public Hearing on Main PUD Articles.
November 5 Public Hearing on Minor PUD Articles. Public Information
meeting on PUD Bylaw.
November 12 Special Town Meeting
Wallace, Floyd, Associates Inc.
Architects. Planners
READING PUD BYLAW
Commonly Asked Questions
1. What does the Planned Unit Development (PUD) Bylaw do?
The PUD Bylaw creates an optional overlay district covering a
section of the Industrial Zone along Walkers Brook Drive. Within
this area, a developer may conform either the existing zoning or
seek a special permit from the Community Planning and Development
Commission (CPDC) to build a PUD.
PUDs allow for the construction of high quality, mixed-used real
estate developments by permitting a mix of land uses, densities, and
building types in a single development.
2. Does the PUD Bylaw provide better protection than regular zoning?
The Bylaw provides significantly more protection to the town than
regular zoning because it requires that a proposed development meet
more rigorous development standards. Before being approved, the
CPDC must find that a proposed PUD has a net benefit and that there
are no significant adverse impacts, including, but not limited to:
impacts on local traffic, the environment, and public facilities.
3. If the Bylaw is so tough, why would a developer want to build a PUD?
The greatest single advantage to a PUD is that it offers a developer
an opportunity to reduce their construction costs by building taller
buildings. Also, once a PUD is approved, then a developer will know
exactly what he/she can build in the future, so long as the
developer sticks to plan approved by the Town.
4. What does the Town get?
Some of the advantages of a PUD, include: a positive re-use of the
town landfill, increased tax dollars, job opportunities, and
additional open space, control over design and traffic impacts.
5. Will a PUD Bylaw help the town's tax base?
Because a PUD Bylaw may bring new development to the town, PUDs
should translate into a stronger tax base. To take the proposed
Homart development as an example, according to the Town Assessors
Office, when complete the development is project to generate 1.7
million dollars in new taxes each year.
6. Isn't a PUD too big and complex to understand?
The Bylaw is lengthy in order to provide Reading all the protection
and extra benefits that a PUD can offer. It isn't any more complex
than the rest of the Zoning Bylaw as a whole, which has many
sections a developer must heed. The attached summary goes through
it step by step.
Wallace. Floyd. Associates Inc.
Architects. Planners
READING PLANNED UNIT DEVELOPMENT BYLAW
2 November 1987
SUMMARY OF PROPOSED PUD ZONING BYLAW SECTION 4.9
Sections of the PUD Bylaw cover the following things:
4.9.1 P.1 PURPOSE:
The purpose of a PUD is to permit mixed-use, large scale
developments, while requiring more rigorous development
standards than in an underlying zone.
4.9.2 P.1 OVERLAY DISTRICTS:
PUD works as an overlay district, with the land owner
given choice of PUD or base zoning.
4.9.3 P.2 SPECIAL PERMIT REQUIRED:
PUD development needs special permit from Reading
Community Planning and Development Commission (CPDC).
4.9.3. P.3-8 OVERVIEW OF SPECIAL PERMIT PROCESS:
Section 1-18 These sections give a detailed description of PUD review
process.
4.9.34. P.3 Pre-Application Conference (Optional):
This conference gives the Developer and CPDC an
oportunity to prepare for submission of a Preliminary
Plan.
4.9.3.3. P.4 Preliminary Plan:
A Preliminary Plan for the entire proposed PUD is filed
according to detailed CPDC submission requirements and
made available to the public.
4.9.3.4. P.4 Submission Fee:
A Submission Fee is required to cover the Town's cost of
reviewing the proposed project.
4.9.3.6 P.4 Town Review:
Town Officials and Boards may review the Preliminary
Plan.
4.9.3.7. P.4 Public Hearing:
A Public Hearing is held within 65 days of submitting a
Preliminary Plan to solicit public input.
4.9.3.8. P.5 Decision on Preliminary Plan:
After 21 days the CPDC makes a decision on the
Preliminary Plan. If the Plan is approved, the
Developer prepares a Final PUD Plan and the review
continues; with CPDC modifications, if required.
4.9.3.9. P.5 Public Improvements Compensation:
The Developer is required to make or share in cost of
necessary public improvements.
4.9.3.10. P.5 Submission of Final Plan:
A Final Plan must be submitted for review 59 days after
the first Public Hearing.
4.9.3.12. P.6 Public Hearing and Decision on Final Plan:
A Public Hearing on the Final Plan must be held 69 days
after the first Public Hearing. A Special Permit is
granted when the CPDC determines that the Final Plan
conforms with the approved Preliminary Plan and the
requirements of Sections 4.9.4 and 4.9.5.
..4.9.3.15. P.6
Amendments to Plan:
Major and Minor amendments to the Final Plan are
defined. Major Amendments represent substantial changes
and require reconsideration from the Preliminary Plan
stage.
9.3.16/17. P.7
4
Development Schedule and Phased Development:
.
Unless the CPDC grants an extension, construction of a
PUD must begin construction within 2 years. A PUD may
be built in phases, subject to limitations. All phases
must be reviewed in the original plan and built in
conformance with it.
4.9.3.18. P.8
Conformity with PUD Plan and Special Permit:
No construction can begin for any phase until the CPDC
reviews a "Design Submission (including: architectural,
site, and landscape design documents) and finds it
conforms to the Special Permit.
The CPDC may require performance bonds or other
guarantees of proper completion. The CPDC may revoke a
Special Permit if the Developer has failed to follow the
approved PUD Plan.
4.9.4 P.9-13
USE AND DIMENSIONAL REQUIREMENTS:
This section spells out the basic Use and Dimensional
Requirements.
4.9.4.1 P.9
Parcel Size and Eligibility:
There are two types of PUDs: small and large. A small
PUD parcel is 80,000 square feet or greater.
Development parcels of 500,000 square feet or more are
considered large PUDs.
Proposed PUDS may include pre-existing buildings and
more than one principal building may be located on a lot.
4.9.4.2 P.10 Permitted Uses:
Permitted uses include: office, research and development
(not involving specified nuclear, genetic, or
biohazardous materials), a full-service hotel, limited
residential uses adjacent to a Residential District,
parking, open space and ancillary uses such as places as
assembly, and restaurant.
4.9.4.3. P.10 Intensity of Use:
The basic floor area ratio (FAR: the total gross
building floor area divided by the area of the
development parcel) is .50 for small PUDs and .55 for
large PUDs.
4.9.4.4./5. P.10 Discretionary Intensity and Height Allowance:
The CPDC may increase the permitted FAR to .65 in a
small PUD; in a large PUD, the CPDC may increase the FAR
to 0.7 and height limit to 12 stories. In either case
it must find that the net benefit to the Town is
increased according to one or more specific criteria:
making significant site improvements, public facility
improvements, dedication of additional.open space or
recreational facilities, pursuit of neighborhood and
town wide community improvement goals, provision of
outstanding design/public art, and/or development of
affordable or elderly housing.
4.9.4.6.1 P.11 Height Limits:
The basic height limit is 84 feet or six stories in a
large PUD. In a large PUD only, if the CPDC finds that
the net benefit to the Town is increased and no adverse
impact would result, a third of the buildings (i.e.,
containing a third of the total floor area) may extend
up to 10 stories; in PUD°s of 1,000,000 sf or more, one
building may be up to 12 stories. (See formulas and
limitations in this section.)
4.9.4.6.2. P.12 Setbacks and Buffers:
All non-residential buildings must be located at least
150 feet from existing residential structures and may
not cast shadows on residential structures between
February 21 and October 21 from 9 AM to 3 PM. Setbacks
are 75 feet along major streets and 50 feet elsewhere
along a PUD parcel boundary. A 50 foot buffer (which
cannot include parking) must be provided along major
streets and residential properties.
4.9.4.7. P.13 Required Open Space:
A PUD must set aside at least 15% of its total parcel
area as open space.
4.9.5 P.13 Environmental Standards & General Guidelines:
To approve a PUD, the CPCD must find: 1) it conforms to
local plans, 2) no significant adverse impact will
result in design, traffic, natural environment, open
space, public facilities, or fiscal impact, and 3) net
benefits outweigh all impacts.
4.9.5.2. P.14-16 Transportation, Site Circulation, and Parking:
I Section 1-5 The CPDC may not approve a proposed PUD which in
its opinion has significant adverse traffic impact. All
PUDs must include an acceptable Transportation Plan
aimed at reducing traffic congestion in the area.
A PUD must provide sufficient off-street parking
(specified in this section).
4.9.5.5. P.16 Design Quality:
Section 1-6 All PUDs are subject to a rigorous design review,
including: building placement to preserve important
views, articulated rooflines and windows to provide a
variety of building styles, location of taller buildings
away from major streets and residential areas, use of
materials which reduce the visibility of buildings, and
use of manmade and natural materials to enhance the
aesthetic image of the PUD.
All open area within a PUD must be landscaped, including
parking areas and roadways.
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Wallace, Floyd. Associates Inc.
Architects. Planners
READING PUD ZONING STUDY
EXISTING INDUSTRIAL ZONING VERSUS PUD DISTRICTS
EXISTING ZONING
PUD DISTRICTS
Uses
Manufacturing
Office
Office
Research and Development
Retail
Full-Service Hotel
Automotive
Open Space
Wholesale
In above:
Warehouse
Ancillary Retail
Hotel
Restaurant
Parking
Places of Assembly
Recreation
Parking
Residential (near Res. Dist.
TYPICAL SMALL DEVELOPMENT COMPARISON
Existing Zoning
Small PUD
Site Area
150,000 sf
150,000 sf
Building
Floor Area
113,000 sf*
97,500 sf
FAR
.75*
.65 (full incentive)
Building
Footprint
22,620*
16,250 sf*
Height
60'
84'
Building Coverage
15.1%
10.8%
Parking
377 spaces
293 spaces
Parking
Coverage
122,500 sf*
95,150 sf*
Buffer
12' from Res. Dist.
50' near Res. Properties
Setbacks
100' from Res. Dist
150' from Res. Properties
none elsewhere
75' along major street
50' elsewhere on Dist boundary
Open Space
3%
26%
*Assumes no structured parking.
Wallace. Floyd. Associates Inc.
Architects. Planners
READING PUD ZONING STUDY
Comparison of Existing Zoning and Proposed PUD
Page 2
LARGE DEVELOPMENT
Existing Zoning
Large PUD
Site Area
1,500,000 sf
1,500,000
sf
Building
Floor Area
1,155,000*
1,050,000
FAR
.77*
.70 (full
incentive)
Building
Footprint
231,000*
133,000*
Height
60' (nine bldgs)
168' (one
building)
102' (one
building)
84' (three buildings)
Building
Coverage 15.4% 8.9%
Parking 3,850 3,150
Parking
Coverage 1,251,000sf* 1,100,000 sf*
Buffer 12' from Res. Dist. 50' near Res. Properties
Setbacks 100', from Res. Dist. 150' from Res. Properties
none elsewhere 75' along major streets
50' elsewhere on Dist boundary
Open Space 1% 18%
Assumes no structured parking.
SUMMARY OF PUD SETBACKS
1. GENERAL
OTHER DI
STRICT
50' BUFFER
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2. RESIDENCES AS TRANSITIONAL USE
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SUMMARY OF PU® HEIGHT LIMITS
1. Small PUD: 6 Stories/ 84'
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No Shadows •
on Residences ,
1 1 184'
ISO,
No More Than 1/3 of PUD in
Buildings Over 8 Stories
Atleast 1/3 of PUD in
Buildings of 8 Stories or Less
84'
150'
30
200'
2. Large PUD: Mix of Heights. Up to 12 Stories / 168'
3. Residences as Transitional Uses t4 Stories / 50' MaxJ
TEXT OF ARTICLE PROPOSED BY COMMUNITY PLANNING AND DEVELOPMENT COMMISSION FOR
TOWN MEETING CONSIDERATION
READING PLANNED UNIT DEVELOPMENT BYLAW
As Amended, November 2, 1987
4.9. Planned Unit Development
4.9.1. Statement of Purpose and Authority
The purpose of this Section is to encourage the construction of
Planned Unit Developments (PUDs) in designated Districts within
the Town. Planned Unit Developments shall:
o permit a mix of land uses, densities, and building types in one
development.
o facilitate high quality, integrated planning of large-scale
developments beneficial to the Town and constructed in a manner
which is highly responsive to specific sites and their
surroundings;
o require more rigorous development standards than those found in
other zoning districts.
4.9.2. Overlay Districts
Planned Unit Development Districts shall take the form of overlay
districts covering all or part of Industrial Districts on the
Reading Zoning Map. For any land within a PUD district a
Developer may choose to conform either to the zoning regulations
which govern the underlying district or to the PUD overlay
regulations and procedures set forth by this Section, whose
specific provisions shall supersede all other provisions in the
Zoning By-laws with respect to the underlying district including,
without limitation, use, intensity, dimensions, parking, and site
plan review; however the provisions of any other overlay district
shall continue to apply.
4.9.2.1. Definitions
The following terms shall have for the purposes of this PUD Bylaw,
the meanings hereby assigned to them..
Developer: one or more entities proposing together to develop a
Planned Unit Development parcel.
Reading Planned Unit Development Bylaw, Amended 11.2.87 -1-
Existing: in existence at the time of filing a complete
Preliminary PUD Plan submission.
Floor Area Ratio (or "FAR"): in a PUD, the ratio of total gross
building floor area in a PUD to the area of the development
parcel. Gross floor area shall be measured from outside wall
surfaces and shall include ground floor areas of interior atriums
and lobbies, and mechanical and utility space on habitable floors;
but shall exclude rooftop space, balconies, elevator pits, or
non-habitable areas enclosed by ornamental roofs. Structured
parking shall not be counted in the determination of Floor Area
Ratio. Areas classified as wetlands in MGL Chapter 131 Section
40, as amended, may not exceed 10% of the development parcel area
used to compute FAR.
Minor Street: a street used primarily for access to abutting
properties or carrying volumes of traffic less than 10,000
vehicles per average day.
Major Street: a street used for through access and carrying
volumes of traffic greater than 10,000 vehicles per average day.
PUD Bylaw: Section 4.9. of the Reading Zoning Bylaws including all
subsections thereof.
Site: the development parcel upon which a PUD is proposed.
Structured Parking: in a PUD, a parking garage, or all or part of
building floors above or below grade to be used for automobile
parking.
4.9.3. Special Permit for Planned Unit Development
The Community Planning and Development Commission (the "CPDC"), as
the Special Permit Granting Authority, shall have authority to
grant a Special Permit to construct a Planned Unit Development
("PUD") by a vote of at least four members of the five member
CPDC. The CPDC shall evaluate proposed PUD projects and require
all such projects to conform to the Planned Unit Development
requirements, standards, and guidelines set forth in Sections
4.9.4. and 4.9.5. to ensure that the benefits to the Town of a
proposed project outweigh any adverse impacts before granting a
Special Permit. The CPDC shall adopt and from time to time may
amend regulations for the review of PUD Developments as provided
in MGL Chapter 40A Section 9.
The CPDC shall interpret all provisions of this PUD Bylaw and all
definitions and regulations pertinent thereto and shall provide
such interpretations upon request by an applicant for a Special
Permit to construct a PUD.
Reading Planned Unit Development Bylaw, Amended 11.2.87 -2-
4.9.3.1. Overview of Special Permit Process
A Developer choosing to
PUD District shall apply
Planning and Development
shall include:
construct a Planned Unit Development in a
for a Special Permit with the Community
Commission. The Special Permit process
o Pre-Application Conference. (Optional)
o Preliminary PUD Plan Review.
o Final PUD Plan Review.
4.9.3.2. Pre-Application Conference
A Developer desiring to obtain a Special Permit to construct a
Planned Unit Development may request a Pre-Application Conference
with the Community Planning and Development Commission prior to
submitting an application for the Special Permit.
The purpose of the Pre-Application Conference shall be to discuss
both the Developer's intentions and the CPDC's requirements with
respect to the proposed PUD. Although not required, this
preliminary meeting is desirable, since it should help to clarify
many procedural and policy issues.
At the Pre-Application Conference, the CPDC shall discuss with the
Developer the process for obtaining a Special Permit to construct
a PUD and explain to him/her issues and scopes of studies that
should be considered in planning the project, including specific
submission items, such as appropriate vantage points for visual
analysis and extent of the traffic study area. The CPDC shall
review existing studies pertinent to the development and the
status of other approved PUDs which should be considered in the
Developer's analyses. The Developer may discuss his/her
development concept and range of options concerning development.
Any statement at the Pre-Application Conference made by either the
CPDC or the Developer concerning potential disposition of a
Special Permit application or the final form of the development
shall not be legally binding.
The Developer shall not be required to present any written,
quantitative, or graphic materials at the Pre-Application
Conference. The CPDC shall make available to the Developer at
this time any forms required for application for a Special Permit
to construct a PUD.
Reading Planned Unit Development Bylaw, Amended 11.2.87 -3-
4.9.3.3. Preliminary Plan
A Developer who wishes to apply for a Special Permit to construct
a PUD shall submit to the CPDC an application including a
Preliminary PUD Plan submission for the entire proposed project.
If the Developer of the PUD comprises more than one entity, all
participating entities shall be signatories to the Special Permit
application. Two copies of the Preliminary PUD Plan shall remain
available to the public during the application process and shall
be located in the Town Clerk's Office and Reading Public Library.
Any three dimensional model of the proposed project as may be
required in the CPDC's regulations shall be displayed at a
suitable public building within the Town.
4.9.3.4. Submission Fee
The CPDC shall require a Submission Fee sufficient to cover
consultant fees and any other costs associated with reviewing the
Preliminary and Final Plan Submissions. The fee amounts shall be
as specified in the CPDC's Fee Schedule for Site Plan Review
Process" or in a fee schedule for PUD review specifically adopted
and amended by the CPDC from time to time.
4.9.3.5. Preliminary Plan Submission
_ The Preliminary PUD Plan shall include a complete set of written,
quantitative, and graphic materials in the appropriate number
according to the PUD Plan Submission Regulations adopted by the
CPDC and amended by it from time to time in accordance with MGL
Chapter.40A Section 9. The official date of application shall be
registered only upon receipt of all materials required by the CPDC.
4.9.3.6. Town Review
Between the date a Developer submits a complete application for a
Special Permit to construct a PUD and the date of the first Public
Hearing, the CPDC may distribute the Preliminary PUD Plan for
review to Town Departments, elected and appointed Town Boards, and
such professional planning, architecture, and engineering
consultants as the CPDC deems appropriate. All comments on the
Preliminary PUD Plan shall be submitted in writing to the CPDC no
later than 5 days before the scheduled date of the first Public
Hearing. All written comments shall be made a part of the public
record on the application for a Special Permit and shall remain a
public record.
4.9.3.7. Public Hearing on Preliminary Plan
Within.65 days of the date of receipt of a complete application
for a Special Permit to construct a PUD, the CPDC shall hold a
Public Hearing. The purpose of the Public Hearing shall be to
solicit public comments concerning the Preliminary PUD Plan.
Reading Planned Unit Development Bylaw, Amended 11.2.87 -4-
4.9.3.8. Action on Preliminary Plan
I Within 21 days after the close of said Public Hearing, the CPDC
shall make a determination concerning the Preliminary PUD Plan.
If the CPDC approves the Preliminary PUD Plan or conditionally
approves it subject to modifications, then the Developer shall
submit a Final PUD Plan, as specified in Section 4.9.3.10. If the
CPDC disapproves the Preliminary PUD Plan, then the application
for the Special Permit shall be denied, and the CPDC shall state
in writing its reasons for denial. If the CPDC makes no decision
within the specified time limit, then the Preliminary PUD Plan
shall be considered approved, and the Developer shall prepare a
Final PUD Plan.
4.9.3.9. Public Improvements Compensation
When reviewing a Developer's Preliminary PUD Plan, the CPDC shall
analyze the proposed PUD to determine what if any extraordinary
public improvements are necessary to accommodate or service the
project. The Developer shall be required by the CPDC to provide
such needed improvements at no cost to the Town, or alternatively,
to offset the expense of such improvements to be provided by the
Town; in this case, an expert engineering consultant to the CPDC
shall estimate and, after review by the Reading Public Works
Director and Town Engineer, the CPDC shall establish the costs of
these improvements and the portion thereof to be borne by the
Developer.
4.9.3.10. Submission of Final Plan
The Final PUD Plan shall be a definitive plan of development with
design sufficiently developed to provide the basis for the CPDC's
determinations regarding the requirements, standards, and
guidelines of this PUD bylaw, and shall include a complete set of
written, quantitative, and graphic materials in the appropriate
number according to the PUD Plan Submission Regulations adopted by
the CPDC and amended by it from time to time in accordance with
MGL Chapter 40A Section 9. The Final PUD Plan shall be consistent
with the approved Preliminary PUD Plan except for changes by
amendment or in accordance with conditions attached to the CPDC's
approval of the Preliminary PUD Plan, and shall satisfy all such
conditions.
The Developer shall submit a Final PUD Plan to the CPDC, no later
than 59 days after the close of the Public Hearing referred to in
Section 4.9.3.7. Failure to submit a Final PUD Plan within the
specified time period shall result in termination of the
application for a Special Permit to construct a PUD.
Two copies of the Final PUD Plan shall remain available to the
public during the application process and shall be located in the
Town Clerk's Office and Reading Public Library. Any three
dimensional model of the proposed project as may be required in
the CPDC's regulations shall be displayed at a suitable public
building within the Town.
Reading Planned Unit Development Bylaw, Amended 11.2.87 -5-
4.9.3.11.
4.9.3.12.
4.9.3.13.
Additions or Amendments to the Preliminary Plan
Additions or amendments to the Preliminary PUD Plan at this stage
shall be deemed either major or minor by the CPDC according to
Sections 4.9.3.14. and 4.9.3.15. Minor additions or amendments
shall be be authorized by written approval of the CPDC. Major
additions or amendments shall be considered as original items to
the application and be subject to the procedures specified in
Section 4.9.3.13. The CPDC shall decide whether proposed changes
are major or minor.
Public Hearing and Decision on Final Plan
Within 69 days after the close of the Public Hearing referred to
in Section 4.9.3.7, the CPDC shall hold a Public Hearing to
consider issuance of a Special Permit to construct a PUD in
accordance with the Final PUD Plan. Approval of the Special
Permit shall be granted upon determination by the CPDC that the
Final PUD Plan conforms with and meets the requirements,
standards, and guidelines set forth in Sections 4.9.4. and 4.9.5,
in a manner consistent with the approved Preliminary PUD Plan, and
contains all revisions required by the CPDC in its conditional
approval of said Plan. The CPDC may grant the Special Permit with
conditions consistent with its approval of the Preliminary PUD
Plan, and the conditions shall be agreed to in writing by the
Developer before the Special Permit is granted. If not granting a
Special Permit to construct a PUD, the CPDC shall make its final
decision in writing and shall specify its reasons for denial. If
the CPDC makes no decision within the 90 days after the Public
Hearing referred to in Section 4.9.3.7, then the Final PUD Plan
shall be considered approved and the Special Permit to construct a
PUD shall be deemed granted.
Amendments to Final Plan
After approval of the Special Permit by the CPDC, the Developer
man seek amendments to the Final PUD Plan.
Amendments to the Final PUD Plan shall be considered major or
minor. Minor amendments, as specified in Section 4.9.3.14. shall
be authorized by written approval of the CPDC. Major amendments,
as specified in Section 4.9.3.15. shall be grounds for
reconsideration of the Special Permit to construct a PUD and shall
be reviewed subject to procedures specified above in Sections
4.9.3.5. through 4.9.3.13., as applicable. Denial of a proposed
major amendment shall not invalidate the Special Permit to
construct a PUD in conformance with the previously approved Final
PUD Plan. The CPDC shall decide whether proposed changes are
major or minor, and its decision shall be conclusive.
Reading Planned Unit Development Bylaw, Amended 11.2.87 -6-
4.9.3.14. Minor Amendments
Minor Amendments are changes which do not substantially alter the
concept of the approved PUD in terms of floor area ratio, use,
height, provision of open space, or the physical relationship of
elements of the development. Minor amendments shall include, but
not be limited to the following: small changes in floor area, mix
of uses, site coverage, height, setbacks, or open space; small
changes in the location of buildings, open space, or parking; or
small changes in the alignment of minor streets on-site.
4.9.3.15. Major Amendments
Major Amendments represent substantial deviations from the PUD
concept approved by the CPDC. Major amendments shall include, but
not be limited to the following: large changes in floor area, mix
of uses, site coverage, height, setbacks, or open space; large
changes in the location of buildings, open space, or parking; or
large changes in the circulation system, including the number and
location of access ways.
4.9.3.16. Development Schedule
The Developer shall begin construction of the PUD within 24 months
of the date of the granting of the Special Permit (or, if
applicable, following appeal as provided in MGL Chap 40A, Sec. 9)
in reasonable conformance with the development schedule submitted
with the Final PUD Plan. The CPDC shall grant in writing an
extension of this time period of up to an additional 24 months
upon determination of good cause. If the Developer fails to
commence construction of the PUD within 24 months plus any
approved extension period, the Special Permit shall lapse.
4.9.3.17. Phased Development
If a phased development is proposed by the Developer, the Final
PUD Plan shall contain all required written, quantitative, and
graphic information necessary to evaluate the proposed PUD as a
whole and to serve as a basis for granting the Special Permit,
plus a final Development Schedule for the completion of the PUD
indicating the proposed dates and scope of work to be accomplished
in each phase. Site improvements may be phased only in conformity
with the phasing schedule included in the approved Final PUD Plan,
and only to the extent that all requirements, standards, and
guidelines of this PUD bylaw are met in each phase. The initial
phase shall include at a minimum the site improvements necessary
for one or more buildings and may, at the Developer's option,
include one or more buildings.
Deviationa from the Final PUD Plan in any phase shall be
designated a major or minor amendment to the Final PUD Plan by the
CPDC and treated as such according to Section 4.9.3.13.
Reading Planned Unit Development Bylaw, Amended 11.2.87 -7-
If the PUD is to be developed in phases, the Developer shall begin
the construction of each phase in accordance with the approved
Phasing Schedule; however, the CPDC shall grant additional
extensions in the timing of phases for up to 24 months each as
minor amendments to the Final PUD Plan, upon the determination of
a reasonable cause. If the Developer fails to commence
construction of a PUD phase within the specified time limit for
that phase, including any approved extension period, said failure
shall be deemed a major amendment to the Final PUD Plan, and the
phase at issue and all subsequent phases which depend upon said
phase for their construction and operation in conformance with the
Final PUD Plan must be re-approved in accordance with Section
4.9.3.13.
4.9.3.18. Conformity with PUD Plan and Special Permit
The CPDC shall include as a condition to all Special Permits
granted for construction of PUDs that no construction of a PUD or
any phase thereof may be authorized until the CPDC has reviewed.
and approved a Design Submission for work to be done, such
submission to include architectural, site, and landscape design
documents, sufficiently developed to permit review of conformance
to the Final PUD Plan and Special Permit conditions, in accordance
with the PUD Plan Submission Regulations of the CPDC. If deemed
necessary by the CPDC, a.Public Hearing may be held for review of
any Design Submission. Design Submissions shall be reviewed by
the CPDC solely for conformity with the Final PUD Plan, with
Special Permit conditions, and, only to the extent not already
reviewed and approved, with the requirements, standards, and
guidelines applicable to the construction of the phase in
question. If the CPDC makes no decision upon a Design Submission
within 90 days of receipt of all required materials, said Special
Permit condition shall be deemed to be satisfied regarding said
PUD or phase thereof.
The CPDC may adopt regulations requiring one or more of the
following in amounts and durations sufficient to guarantee that
all committments in the approved PUD Plan to provide public
improvements or to take other actions are properly completed:
performance bonds, deposit of money or negotiable securities with
the Town, or a satisfactory agreement with a lending institution
to retain funds pending completion of such improvements or actions.
If, for any PUD or construction phase thereof, the CPDC finds that
either the Developer has failed to begin development within the
specified time period, including any approved extension period, or
that the Developer is not proceeding in conformity with the
Special Permit, then the CPDC may, after 60 days from written
notice (and any additional period which the CPDC may deem
necessary so as to provide the Developer reasonable opportunity to
cure any deficiencies), revoke the Special Permit as it applies to
the phase of construction at issue, and/or require that the
Reading Planned Unit Development Bylaw, Amended 11.2.87 -8-
Developer amend the Final PUD Plan subject to procedures specified
in the Amendments to Final PUD Plan, Section 4.9.3.13. If the
CPDC revokes the Special Permit for the PUD then the Final PUD
Plan shall be null and void as it applies to the phase of
construction at issue and all subsequent phases which depend upon
said phase for their construction and operation in conformance
with the Final PUD Plan. The provisions of this paragraph are
additional to the Reading Building Inspector's powers of
enforcement under the Zoning Bylaws and Massachusetts State
Building Code.
Upon satisfaction of all applicable Special Permit conditions, the
CPDC shall issue a certificate of compliance for one or more PUD
phases. No certificate of occupancy shall be issued for a given
PUD phase until a certificate of compliance has been issued.
4.9.4. Use and Dimensional Requirements
The following paragraphs shall serve as the basic Use and
Dimension Requirements to which all PUD projects shall adhere
within each PUD overlay district and shall be used by the
Community Planning and Development Commission to evaluate any
proposed project.
4.9.4.1. Parcel Size and Eligibilit
The minimum size of a PUD development parcel shall be 80,000
square feet. Development parcels of 500,000 square feet or larger
shall be termed "large PUDs" and qualifying parcels smaller than
500,000 square feet shall be termed "small PUDs".
A development parcel may consist of land in more than one
ownership, provided that all lots comprised by the parcel lie
entirely within the PUD overlay district and are contiguous. Lots
separated by a minor street or right-of-way as defined in Section
4.9.2.1. may be considered contiguous for this purpose.
Proposed developments may include pre-existing buildings provided
that all PUD requirements are satisfied by each new or existing
building and for the PUD as a whole. More than one principal
building may be located on a lot, Section 5.2.8. not withstanding.
Reading Planned Unit Development Bylaw, Amended 11.2.87 -9-
4.9.4.2. Permitted Uses
Planned Unit developments may contain two or more of the following
uses subject to the findings of the CPDC as to net benefit and
adverse impacts of the proposed PUD:
o Office use;
o Research and Development uses, such as comprising office use
and electronic or computer laboratories, but not ancillary
manufacturing, and excluding activities which possess, use, or
transfer licensed nuclear materials (including source
materials, special nuclear materials, or by-product materials
as defined in Title 10, Chapter 1, of the Code of Federal
Regulations, Part 20, "Standards for Protection Against
Radiation"), genetically engineered or biohazard materials, or
other toxic or hazardous materials;
o Full-Service Hotel;
o Restaurant, places of assembly, recreational and/or ancillary
retail uses within the above, but not in freestanding
structures;
o Parking (including structured parking) to accommodate the above;
o Residential uses within 200 feet of Residence Districts;
o Open space.
All other uses are excluded from a Planned Unit Development.
4.9.4.3. Intensity of Use
The permitted intensity of use in a PUD development shall be
expressed as the ratio of total gross building floor area to the
area of the development parcel (Floor Area Ratio or "FAR"). Gross
floor area shall be measured from outside wall surfaces and shall
include ground floor areas of interior atriums and lobbies, and
mechanical and utility space on habitable floors; but shall
exclude rooftop space, balconies, elevator pits, or non-habitable
areas enclosed by ornamental roofs. Structured parking shall not
be counted in the determination of Floor Area Ratio. Areas
classified as wetlands in MGL Chapter 131 Section 40, as amended,
may not exceed 10% of the development parcel area used to compute
FAR.
The basic allowable FAR for PUD developments is 0.50 for small
PUDs and 0.55 for large PUDs.
4.9.4.4. Discretionary Intensity and Height Determination
The CPDC may approve additional FAR above the basic ratio for
small or large PUDs and additional height above the basic limit if
it finds in applying the criteria of Section 4.9.4.5. that the net
benefits to the Town are thereby increased.
The CPDC may in no case increase the permitted Floor Area Ratio
beyond 0.65 for small PUDs and 0.70 for large PUDs, nor may it
increase permitted height beyond the maximum limitations of
Section 4.9.4.6.
Reading Planned Unit Development Bylaw, Amended 11.2.87 -10-
4.9.4.5. Criteria for Determining Increased Development Intensity and Height
The basic allowable intensity of use may be increased if the CPDC
finds that provision of one or more of the following public
improvements or amenities provides substantial public benefits.
The additional building area permitted should be commensurate with
the quality and value to the Town of one or more of the following
improvements and amenities:
o significant improvement of the environmental condition of a
site;
o provision of or contribution to off-site public facility
improvements which enhance the general condition of the
district and surrounding areas;
o dedication of open space or recreational facilites for use by
the general public;
o provision of open space beyond 15% of the parcel area, or of
outdoor recreational facilities for use by a PUD project's
occupants or by the general public, and of sufficient size and
quality to offset fully any adverse aesthetic effects of
proposed parking garages;
o work with other owners and tenants of a PUD overlay district to
develop and achieve district-wide and adjacent neighborhood
improvement goals;
o provision of public art, distinctive and appropriate design, or
other amenities that a Developer may propose which will provide
unique advantages to the general public or contribute to
achieving Town-wide improvement goals;
o provision of low or moderate income or elderly housing within
the PUD in conformance with this PUD Bylaw and/or off site in a
manner acceptable to the Reading Housing Authority.
4.9.4.6. Dimensional Requirements
Each PUD development shall be governed by the dimensional
requirements of this section. These requirements apply only to
the development parcel as a whole, not to individual lots within
the PUD.
4.9.4.6.1. Height
The basic maximum height within a PUD shall be the lesser of 84
feet or six stories. Height shall be measured in the manner
defined in Section 2.0. of this bylaw.
Reading Planned Unit Development Bylaw, Amended 11.2.87 -11-
The maximum height of residential structures within a PUD shall
not exceed 40 feet or three stories. If 10 percent of such units
are restricted for low or moderate income or elderly housing, the
_I maximum height of all proposed residential structures shall not
exceed 50 feet or four stories.
In a large PUD, the CPDC may in its discretion and in accordance
with Section 4.9.4.4. approve building heights up to 168 feet or
12 stories, whichever is less, subject to the following
limitations:
o Buildings with over eight stories may not contain in aggregate
more than one third of the total gross floor area of the PUD;
o At least one third of the gross floor area of the PUD shall be
contained in buildings with six stories or lower;
0 Only one building over 10 stories may be built for every
1,000,000 square feet of PUD parcel area.
o Buildings shall be oriented and arranged to provide the beat
overall appearance from important vantage points, which may be
identified in a Pre-Application Conference.
o The increase in permitted height may not have any significant
adverse effect on the PUD overlay district, adjacent
residential districts or abutting property.
4.9.4.6.2 Setbacks and Buffers
All non-residential buildings shall be located at least 50 feet
from the boundary of the PUD parcel.
All non-residential buildings shall be located at least 150 feet
from residential structures in existence at the time of
Preliminary PUD Plan submission.
All residential buildings within a PUD shall be at least 30 feet
from the parcel boundary but no further than 200 feet from a
Residential District.
There shall be a landscaped and/or naturally vegetated buffer at
least 50 feet wide where the development parcel abuts residential
properties. Alternatively, where residential uses occur in the
PUD, a landscaped and/or naturally vegetated buffer at least 30
feet wide shall be provided.
Along major arterial streets, as defined in Section 4.9.2.1,
buildings shall be set back at least 75 feet (or the height of the
building if greater than 75 feet), and a landscaped and/or
naturally vegetated buffer at least 50 feet wide shall be provided
along such major streets, except where site entrances occur.
No buffer may contain parking or paved surfaces except for
pedestrian paths and site entrances.
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Between 9 AM and 3 PM (EST) from February 21 to October 21, no
building may cast a shadow on any residential structure in
L existence at the time of Preliminary PUD Plan submission.
4.9.4.7. Required Open Space
A PUD shall set aside at least 15% of its total parcel area as
required open space; additional open space will be considered in
proposed development intensities in excess of the basic permitted
FAR and height.
Required Open Space shall have a minimum dimension of 20 feet
(which may include the dimension across a water body) and shall be
open to tenants and customers within the PUD; access by the
general public is desirable and will be considered in proposals
for additional development intensity and height.
A PUD which includes residential use shall delineate the area of
residential use and shall set aside at least 25% of the site
within this area as open space available to and usable by the
occupants of the residential units.
Required Open Space may include:
o Wetlands and water bodies, including the normal water
surface area of detention or retention ponds up to 50% of
the required open space area;
o Vegetated/landscaped area, including buffers;
o Pedestrian paths, sidewalks, and covered walkways;
o Public plazas and hard surfaced recreation areas.
4.9.5. Environmental Standards and General Development Guidelines
In addition to conforming to the Use and Dimensional Requirements
governing PUD overlay districts, approval of a Special Permit to
construct a PUD shall be granted also upon determination by the
Community Planning and Development Commission that a proposed PUD
satisfies the following criteria. In any disapproval of a PUD,
the CPDC shall state in writing the specific reasons for its
finding that the proposed PUD does not satisfy one or more of the
criteria. Mitigation measures proposed by the Developer, at no
cost to the Town, shall be considered in making these
determinations.
(1) That it conforms as appropriate to the existing policy plans
established by the Town Meeting, Selectmen, and CPDC for the
specific area of the Town in which the proposed PUD is
located.
(2) That there is no significant adverse effect under any of the
following:
(a) quality of site design, building design, and
landscaping as they affect occupants of the proposed
development, the PUD overlay district, adjacent
residential districts, and the Town of Reading as a
whole;
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(b) traffic flow and safety in the contest of this and
other proposed developments in the PUD overlay district
and sensitive nearby areas, which may be identified in
the scope of a state Environmental Impact Report and/or
in a Pre-Application Conference;
(c) water quality, air quality, wetlands, and the natural
environment;
(d) provision of open space;
(e) adequacy of utilities and other public works and impact
on existing public facilities within the Town; and
(f) potential fiscal impact to the Town of Reading.
(3) That approval of the proposed PUD provides benefits to the
Town which outweigh all adverse effects, as evaluated under
the above criteria.
4.9.5.1. Environmental Standards
A PUD shall conform in each phase to all applicable federal,
state, and local laws and regulations (including all such
regulations established by the U.S. Environmental Protection
Agency and the Massachusetts Department of Environmental Quality
Engineering) regarding the environment such as those concerning
noise, air quality, wetlands, water quality, and protection from
flooding.
4.9.5.2. Transportation, Site Circulation, and Parking
4.9.5.2.1. Significant Traffic Impact: The CPDC may not approve a proposed
PUD which in its opinion has significant adverse traffic impact,
as determined following examination by the CPDC of the Developer's
traffic analysis and any other traffic analysis of the affected
area available to the CPDC which is germane to the proposed PUD.
In making its determination, the CPDC shall consider the
feasibility of any capacity improvements and mitigating measures
proposed to be provided by the Developer at no cost to the Town.
In making such determinations, the full traffic impact of all
other previously approved Preliminary or Final PUD Plans shall be
considered, regardless of project phasing. Without limitation,
the determination of significant adverse impact shall consider
traffic volumes, speeds, and resulting levels of service on
residential streets, approaches to the site of the proposed PUD,
and other key locations, all of which may be identified in a
Pre-Application Conference.
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4.9.5.2.2. Transportation Plan: The PUD Developer shall prepare an
acceptable Transportation Plan aimed at reducing traffic
congestion through means such as spreading peak hour traffic,
encouraging public transportation use and ride sharing. The Plan
shall include transportation goals and specific means to achieve
them, such as employment of a transportation coordinator to
facilitate proposed actions; provision of shuttle bus service to
public transportation; van-pooling programs; and flex-time
requirements. The Plan shall to the extent feasible include
provisions to establish a mechanism for participation in the Plan
by subsequent owners and tenants of the PUD, and the Developer
shall guarantee sufficient financing of the Transportation Plan to
initiate and continue its operation through the first year of PUD
occupancy. Developers may arrange to coordinate their plans and
share in the cost of such measures on an area-wide basis.
4.9.5.2.3. Site circulation shall meet accepted design standards for private
. automobiles, service vehicles, and emergency vehicles.
It is highly desirable to consolidate access to PUDs in a small
number of widely spaced principal access points, which may be
driveways or Town-accepted side streets lying entirely within the
PUD overlay district. Principal access should be consolidated in
as few locations as possible and, if feasible, it is desirable for
adjacent developments to share principal access. Principal access
points generally should be spaced and aligned or alternated
according to good traffic engineering practice, and should be
signalized if necessary.
4.9.5.2.4. Parkin should be be provided in at least the following ratios
through each phase of development, unless the CPDC determines that
a larger number of spaces is dictated by special circumstances:
o For office and research and development uses, and uses
ancillary to them, three parking spaces per 1000 gross square
feet of floor area;
o For hotels and customary uses within them, one parking space
per rentable room or suite;
o For residential uses, one and a half parking spaces per unit.
Ancillary uses should not normally require additional parking
spaces.
Loading requirements shall be determined based on activity
analysis provided by the Developer.
Parking stall size shall be at least 8.5 by 18 feet, with
provision for larger spaces as required by the CPDC to accommodate
short term parking, handicapped, and large vehicles.
I Parking lots shall be landscaped in conformance with Section
4.9.5.5.6.
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4.9.5.2.5. Roadways within a PUD shall be constructed in conformance with
standards established by the Reading Department of Public Works.
The design of the overall circulation pattern shall be prepared in
accordance with the principles and concepts established in
"Recommended Practices for Subdivision Streets" prepared by the
Institute of Traffic Engineers.(1965).
4.9.5.3. Public Works Standards
All on-site and off-site improvements, which include the
installation of utilities, public lighting, sewers, and other
public improvements, shall be constructed according to the
criteria of the Reading Public Works Department and other
appropriate departments.
4.9.5.4. Control of Runoff and Flooding
The Developer shall demonstrate that, as compared with the
situation that would exist on the site without the PUD, no phase
of the proposed PUD will result in an increase in the peak rate of
storm run-off at the parcel boundary for the PUD as a whole for
the 25, 50, and 100 year design storms, and that there will be no
net loss in flood storage capacity for the 100 year design storm.
In making such determinations, any state or local orders or
requirements that apply (for example, required closure of
landfills or existing Orders of Conditions under the Wetlands
Protection Act) shall be assumed in the calculations of runoff and
flood storage without the PUD, but alternative forms of
development shall not be assumed.
4.9.5.5. Design Quality
Project design shall be reviewed by CPDC with input from Town
officials, the review consultant(s) employed by the CPDC, and
other property owners in the PUD overlay district. The following
are to be interpreted as guidelines to be applied flexibly by the
CPDC and as appropriate to the situation under review, including
factors such as foundation conditions and other extraordinary
constraints. These guidelines apply to all site improvements,
buildings and structures, including structured parking facilities.
4.9.5.5.1. Building placement:
o Provide and preserve attractive views from major vantage
points, especially from major thoroughfares and residential
neighborhoods.
o Avoid regular spacings and building placements that will be
viewed as continuous walls from important vantage points, which
may be identified in a PUD Pre-Application Conference.
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4.9.5.5.2. Building Massing/Articulation:
o Avoid unbroken building facades longer than 100 feet.
o Provide human scale features, especially at street level.
o Avoid unarticulated and monotonous building facades and window
placement.
4.9.5.5.3. Roofline Articulation:
o Provide a variety of building heights and varied roofline
articulation.
o Provide step backs above the fourth level on buildings within
100 feet of major streets.
o In PUDs comprising three or more buildings, and where buildings
over six stories in height are proposed, locate taller
buildings away from major streets and residential uses.
4.9.5.5.4. Building Materials:
o Use materials and building treatments that reduce the
visibility of buildings from distant vantage points and are
compatible with.backgrounds and surroundings.
o Use materials and colors compatible with other quality
buildings of similar scale in the area.
4.9.5.5.5. Landscape Treatment:
o All open areas within a PUD should be landscaped in an
appropriate manner utilizing both natural and manmade materials
such as grass, trees, shrubs, attractive paving materials, and
outdoor furniture.
o Deciduous trees should be planted along new and existing
streets*
o Plazas, arcades, malls, and similar amenities are encouraged.
o Outdoor lighting should be considered in the landscaping plan
and should be designed to complement both manmade and natural
elements of the PUD and adjacent areas.
o Intensive, high quality landscaping should be provided within
the PUD where it abuts major streets and on internal drives to
achieve a boulevard character;
o Landscape treatment should be emphasized on site boundaries
facing residential districts.
Reading Planned Unit Development Bylaw, Amended 11.2.87 -17-
4.9.5.5.6. Parking Lots
o Parking lots should use landscaping and terracing to,break up
large areas of pavement and to enhance the appearance of such
areas to the greatest extent feasible, but no less than 5% of
the total parking lot area.
o Most parking lot landscaping should have a minimum dimension of
five feet.
o Trees and shrubs should be used to the maximum extent feasible.
4.9.5.5.7. Pedestrian Amenities:
o Emphasize pedestrian amenities such as covered walkways,
landscaped open space, drop-off areas, and recreation
facilities such as pedestrian and/or jogging paths along
on-site watercourses or which follow a PUD parcel boundary.
o Tree lined or otherwise appropriately landscaped pedestrian
walkways should link together areas designated as open space
within the boundaries of a site and wherever possible with
designated open space throughout a PUD overlay district.
4.9.5.5.8. Utilities:
o To the extent feasible, all utilties should be located
underground.
4.9.5.6. Signage
Signage shall be consistent with Section 6.2 of the Reading Zoning
Bylaws, except that no portion of a sign may extend above the roof
line of any building."
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