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HomeMy WebLinkAbout2012-02-06 Community Planning and Development Commission MinutesTown of Reading 16 Lowell Street Reading, MA 01867 -2683 Phone: 781- 942 -6612 Fax: 781- 942 -9071 Email: jdelios @ci.reading.ma.us Community Planning and Development Commission CPDC MINUTES Meeting Dated: February 6, 2012 Location: Selectmen's Meeting Room Time: 7:30 PM Members Present: John Weston, Chair; David Tuttle; Nicholas Safina and Charlie Adams Also Present: Jean Delios, Town Planner; Jessie Wilson, Staff Planner and Recording Secretary Others Present: George Katsoufis, Associate CPDC Member Albert Couillard, Forest Acres Subdivision Philip Christiansen, Forest Acres Subdivision Jason LeBovidge, 107 Forest Street Anna Deueler, 81 Forest Street John Zaeder, eCars, 281 Main Street Dave Johnson, 61 Roma Lane Quentin Bethune, Methuen MA Kathy McGlathery, 104 Forest Street Doug McGlathery, 104 Forest Street John Lyone, 86 Van Norden Road George Zambouras, Town Engineer Joe Calareso, Calareso Farmstand and Garden Center There being a quorum the Chair called the meeting to order at 7:40 PM. Public Hearing: 97 -101 Forest Street Subdivision Mr. Adams read the legal notice. The Applicant, Mr. Al Couillard, partner with Carolyn Florence LLC., presented the project to the Board. The project involves the subdivision of 97 and 101 Forest Street into five (5) buildable residential lots. Currently, two existing houses and a barn are located at 97 and 101 Forest Street. The entire property is 3.55 acres and is within the 5 -15 and 5 -20 residential zoning districts. The proposed dwellings will be connected to municipal water and sewer systems. Mr. Couillard proposes to include covenants for Lots 1 and 5 that prevent any future owners from creating a direct access to Forest Street. Mr. Couillard has received an ANRAD from the Reading Conservation Commission for the on -site wetlands. The project proposes a stormwater treatment system consisting of a detention basis and stormcepter. Mr. Couillard indicated he will be seeking two waivers for the project 1) for limiting the construction of the sidewalk to only one side of the proposed way and 2) for not meeting the requirement for 4 -feet of cover for certain drainage structures. Mr. Couillard mentioned that the original plan proposed sidewalks on both sides of the proposed way, but due to comments received from the Town, it was recommended to remove one side of the sidewalks. In addition, the Town's Engineering Department recommended that the vertical granite curbing be extended further out onto Page 1 of 5 CPDC Minutes of 2/6/2012 Forest Street. Mr. Couillard indicated that he agreed to the recommendations and the plans before the Board reflect those comments. Mr. Weston invited questions from the Board. Mr. Adams asked how many trees are to be removed and whether the Tree Warden has been consulted. Mr. Couillard indicated that the plans include a tree inventory table and that no trees within the Forest Street right -of -way are proposed for removal. Mr. Adams also questioned who would maintain the proposed landscaped island. Mr. Couillard replied that the maintenance responsibilities would be deeded to either Lot 2 or Lot 3. Mr. Weston asked the Applicant who would maintain the stormwater system after construction was completed? Mr. Couillard replied that the Town would take over Lot 6 which includes the roadway and associated drainage systems. The Town Engineer verified that once the work is complete, the Town will accept Lot 6, however the Town will require temporary easements prior to releasing the final plan for access to the systems on -site. Mr. Weston expressed concern for the future yard maintenance of the property owner of Lot 4 and that it may have an impact on the basin. Mr. Adams questioned Mr. Couillard as to why the one sidewalk was eliminated. Mr. Couillard replied that there were several considerations including cost, impervious coverage and the fact that the proposed subdivision does not warrant the additional sidewalk. Mr. Adams asked how the homes were to be constructed. Mr. Couillard verified they would be built on spec. Ms. Delios reminded the Board that the Board of Health (BOH) has not commented on the plan. Mr. Couillard mentioned that the primary concern of the BOH would be regarding the existing cesspools and septic systems. He further indicated that those systems will be de- commissioned appropriately as part of this project. Mr. Weston asked about streetlights. The Town Engineer indicated that the Engineering Department will make a recommendation to RMLD for light installation once the project is near completion. Ms. Delios indicated that the Applicant has filed a Notice of Intent (NOI) with the Reading Conservation Commission. Mr. Couillard stated he has been working with the Conservation Administrator to address his concerns. Mr. Weston welcomed questions from the public. Mr. Jason LeBovidge, an abutter, questioned the vertical granite curbing proposed along Forest Street. Mr. Couillard replied that the curbing will be extended out to the property line in each direction on Forest Street. The Town Engineer verified that the curbing will taper down to the ground at the last segment of granite. Mr. Dave Johnson, an abutter, expressed concern that his land would be landlocked as a result of the proposed plan. He submitted a letter to the Board listing his concerns that that he felt the plan is not in conformance with the Subdivision Rules and Regulations. Mr. Weston confirmed he received Mr. Johnson's letter and stated that his lot is not a buildable lot. The Applicant's engineer, Philip Christiansen prepared a response letter to Mr. Johnson. The letter stated that Mr. Johnson's land is not considered buildable and therefore the Subdivision Rules and Regulations he cited were not applicable. Mr. Johnson indicated he has had conversations with adjacent property owners to purchase their land which would create a buildable lot, but this plan would prevent that from occurring. The Town Engineer indicated that even if the proposed way extended out to Mr. Johnson's property, it would remain an Page 2 of 5 CPDC Minutes of 2/6/2012 unbuildable lot because the proper frontage could not be created. Mr. Couillard further indicated that due to the extensive presence of wetlands, Mr. Johnson would have difficultly creating a buildable lot, even if he were to purchase land from adjacent owners. Mr. Weston mentioned he received an email that requested a change to the name of the proposed way. Currently, the plan proposed the way to be named Caroline Way. Mr. Couillard agreed to the request to change the proposed name to Bethune Avenue, after Quentin C. Bethune, long time resident of 101 Forest Street. Ms. Delios indicated that the NOI will be reviewed with the Conservation Commission on February 8, 2012. The Order of Conditions that will be issued will be recorded and attached to the deed. Once the work is complete, the Conservation Commission will issue a Certificate of Completion, after which the Order of Condition is removed from the deed. Mr. Dough McGlathery, an abutter expressed concern with the sidewalk ending at Forest Street and lack of crosswalk. The Town Engineer indicated that this is something the department can look into. Mr. Tuttle moved the Board to continue the Public Hearing for the proposed subdivision Forest Acres until February 27, 2012 at 7:30 PM. Mr. Safina seconded and the motion carried 4 -0 -0. Sign Application and Special Permit Approval: 25 Sanborn Street Mr. Delios stated that the Applicant is proposing an awning containing a small graphic as a signage element. This property also has an existing free - standing sign, which is only allowed by Special Permit within the Business B zoning district. The applicant is seeking approval for both the awning and a Special Permit for his existing free - standing sign. Mr. Tuttle mentioned that based on the photos provided, the lighting appears to be a florescent strip and not hood lighting as indicated on the application. Mr. Delios and Mr. Douglass confirmed that the lighting is in -fact florescent. Mr. Douglass further indicated that the lighting has been installed since 1979. Mr. Weston verified that the free- standing sign is allowed by Special Permit if 1) the sign is appropriate and 2) if the sign does not impair sight distance. Mr. Tuttle replied that there would be no sight distance issues because Sanborn is a one - way. Mr. Tuttle suggested reviewing the free - standing sign and awning sign separately. Mr. Weston and Mr. Tuttle both agreed that the proposed emblem on the awning keeps with the styling of the building. Mr. Young, the designer, indicated that the awning is acrylic and is more resistant to fading. Mr. Tuttle moved the Board to approve the Certificate of Appropriateness for the proposed awning. Mr. Safina seconded and the motion carried 4 -0 -0. Mr. Douglass indicated that he would like to add lighting under the awning. The Board suggested that he evaluate the existing lighting and determine if it is sufficient and return to the Board if additional lighting is required. Ms. Delios indicated that there is a small directional sign at the site which is exceeds the size limit of 4- square feet. She suggested that a condition be included in the Special Permit for the correction of this sign. Page 3 of 5 CPDC Minutes of 2/6/2012 Mr. Tuttle moved the Board to grant a Special Permit for the existing free - standing sign with a condition that the directional sign be corrected to ensure compliance with the 4- square foot size limitation. Mr. Safina seconded and the motion carried 4 -0 -0. Minor Modification: Calareso's Farmstand and Garden Center Mr. Calareso presented the Board with the changes since the last minor modification approval. The primary change is to the sidewalk on the parking lot side. Originally, the plan included an 8 -foot sidewalk which was revised to a 6 -foot sidewalk in order to have the open storage area contain crushed stone. The strip between the parking lot and fence on the west side of the greenhouse was changed to 15- feet. This was because the fence, as originally designed included breaks at each of the greenhouse posts. It was more ideal to pull the fence back 1 -foot toward the sidewalk and have a continuous fence around the greenhouse. Another change was the removal of one parking space and replacing it with pavement hatching. This was because the pathway led directly to a parking spot. The Engineering Department recommended this space be removed and replaced with hatching. Mr. Calareso also pointed out that a small area of crushed stone was replaced with asphalt to make the sidewalk more continuous. Other changes included the snow guards which were changed from a black material to grey and additional shrubbery around the compressors. They also added two movable planter boxes so that the building could have better access. This was approved by the Town's Engineering Department. He also indicated that the roof drain lines have been eliminated from the project and some minor interior changes were made to the retail floor and the arrangement of the coolers. Mr. Calareso also pointed out that his engineer has submitted a letter indicating compliance with ADA standards for the sidewalk along the parking lot side. Mr. Weston expressed concern with the greenhouse floor and the ability to infiltrate after it becomes compacted. Mr. Calareso replied that the drainage for the greenhouse is per plant pot and it is expected to not receive a large amount of water. Mr. Katsoufis noted that the crushed stone is a great choice but will require some maintenance. Mr. Tuttle moved the Board that the proposed changes are eligible for approval as Minor Modifications. Mr. Safina seconded and the motion carried 4 -0 -0. Mr. Tuttle moved the Board to approve the Minor Modifications as presented. Mr. Safina seconded and the motion carried 4 -0 -0. Photometric Plan Approval: eCars of NE Mr. Zaeder submitted a Photometric As -Built for approval as required by Condition #3 outlined in the Minor Modification Approval, dated December 14, 2011. The Board reviewed the plan and had no additional comments. It was noted that the Town Engineer did not have any comments. Mr. Tuttle moved the Board to approve the Photometric As -Built as presented. Mr. Safina seconded and the motion carried 4 -0 -0. Page 4 of 5 CPDC Minutes of 2/6/2012 South Main Street Design Best Practices The Board discussed the progress on the South Main Street Design Practices. It was agreed that the document should be presented at a public hearing and then adopted into the DRT process. The next step will be to prepare a presentation of the Design Best Practices and present it at the March 12, 2012 CPDC meeting. Town Planner Updates Ms. Delios told the Board that they have received a grant from MAPC for the development of a sustainability plan with the Towns of North Reading, Lynnfield and Wakefield. The Reading Municipal Light Department will also play a role in the development of this plan. She is still awaiting a response for the Community Innovation Challenge Grant which will improve on our regional Health Department services. She also mentioned that the Economic Development Committee applied for a grant with the Department of Housing and Community Development for a retail visioning program. This will provide assistance and education to downtown business owners on retail best practices. Ms. Delios also indicated she will be before the Board of Selectmen for the Housing Production Plan. The plan had expired in January and she believes there are some funds in the budget to have the plan developed by outside services. 32 Lowell Street has undergone a DRT meeting and will need to seek relief from the zoning requirements. Although the project will undergo limited site plan review in light of the Dover Amendment, the applicant is still subject to parking requirements. The MF Charles building project is moving along. The applicant has provided a plan which accommodates the 2 -way driveway request from the Town, as well as includes a free - standing ATM There are still some other issues to overcome, but they will be filing for Site Plan Review soon. Approval of January 23, 2012 CPDC Minutes The Board reviewed the draft minutes and suggested minor edits. Mr. Tuttle moved the Board to approve the minutes from the January 23, 2012 meeting as amended. Mr. Safina seconded and the motion carried 4 -0 -0. Adjournment On a motion by Mr. Tuttle, seconded by Mr. Salina, the CPDC voted to adjourn at 10:10 PM by a vote of 4 -0 -0. Respectfully Submitted, Jessie Wilson Recording Secretary Page 5 of 5