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HomeMy WebLinkAbout2012-02-27 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 27, 2012 Location: Selectmen's Meeting Room Time: 7:30 PM Members Present: John Weston, Chair; David Tuttle; Nicholas Safma and Charlie Adams Also Present: Jean Delios, Town Planner; Jessie Wilson, Staff Planner and Recording Secretary Others Present: Albert Couillard, Forest Acres Subdivision Philip Christiansen, Forest Acres Subdivision Dave Johnson, 61 Roma Lane Quentin Bethune, Methuen MA George Zambouras, Town Engineer Mark Tate, 1443 Main Street Bradley Latham, Latham Law Offices Ted Moore, Johnson Woods Realty Corporation William Bergeron, Hayes Engineering Jim Velleco, Grazado Velleco Architects Timothy Leary, 113 Longwood Drive Jason Plourde, GPI Engineering Peter Sandone, Phoenix Architects Denise Cecere, 32 Lowell Street Ralph Cecere, 32 Lowell Street There being a quorum the Chair called the meeting to order at 7:40 PM. 96 -100 Van Norden Road — Approval Not Required (ANR) Plan The Applicant provided a letter to withdrawal the application for the ANR plan. No further action was taken by the Board. Public Hearing, 97 -101 Forest Street Subdivision (continued) The Applicant, Mr. Al Couillard told the Board that the plans have been revised based on comments generated from the previous meeting. Mr. Weston asked if the Conservation Commission has closed on the public hearing for the proposed project. Mr. Couillard indicated that the Conservation Commission will be reviewing the project this week and he is confident he has addressed their concerns sufficiently. He further indicated that based on the previous meeting with the Conservation Commission, the outflow Page 1 of 6 CPDC Minutes of 2/27/2012 for the proposed detention basin has been redesigned to be located outside of the 25 -foot no disturb zone. Mr. Weston questioned the Town Engineer, Mr. Zambouras if his comments were addressed and conditions included in the draft decision presented tonight. Mr. Zambouras replied that his comments were incorporated into the decision. Mr. Safina asked if the issue with the "landlocked" parcel was resolved. Mr. Dave Johnson, the owner of the property_indicated that he is still pursuing the adjacent property owners for a purchase. Mr. Tuttle moved the Board to close the Public Hearing for the proposed subdivision at 97 and 101 Forest Street. Mr. Safina seconded and the motion carried 4 -0 -0. The Board reviewed the draft decision. Mr. Zambouras reminded the Board that they must approve the requested waivers. Mr. Tuttle moved to approve the waivers as amended in the draft decision for the Definitive Subdivision Plan for 97 and 101 Forest Street. Mr. Safina seconded and the motion carried 4 -0 -0. Mr. Tuttle moved the Board to approve the decision for the Definitive Subdivision Plan for 97 and 101 Forest Street as amended. Mr. Safina seconded and the motion carried 4 -0 -0. Mr. Weston briefly mentioned the Building Facade and Signage Improvement Program that the Economic Development Committee will be promoting. He indicated that the program will offer technical and financial assistance for property owners in the downtown area who wish to make improvements to their building facades. This program is intended to make small improvements that will likely quality for Minor Site Plan Review. However there may be a few projects that will need full site plan review. He further indicated that he and Mr. Safina will sit on the committee to assist in the selection process for projects and also provide guidance as to the site plan review process. Mr. Weston suggested they discuss the South Main Street Design Best Practices since the Board is ahead of schedule. Mr. Weston reviewed the Memo prepared by the Planning Department which summarized the primary concerns from the Town Manager. He clarified the issue regarding the tree - lawn noting that the idea is to have a 2 -foot minimum of separation between the sidewalk and the curb and not necessarily include tree plantings. He agreed that for trees to be viable along the street, a larger buffer will be required. Mr. Zambouras stated that care needs to be taken with proposing vegetated strips along South Main Street. Due to the high traffic area, there is a good chance the vegetation will be compromised from the road salt and improper maintenance. Mr. Weston agreed with Mr. Zambouras and stated he would even be agreeable to hardscape treatments. The Board continued to discuss various options for sidewalk treatments. Mr. Weston volunteered to work on the language and develop a more suitable guideline for this practice. Ms. Delios told the Board she is working with Mr. Katsoufis on a presentation of the South Main Street Design Best Practices for the Public Hearing on March 12ffi. Minor Modification — Perfecto's Caffe, 285 Main Street Ms. Delios presented the Board with an update on the progress of Perfectos Caffe. She stated that she spoke with the Applicant and it has been determined that a different methodology for foundation Page 2 of 6 CPDC Minutes of 2/27/2012 construction is more cost - efficient. The Applicant has submitted plans that identify the removal of the existing foundation and the construction of a new foundation, which is a change from the approved plans that identify the reuse of the existing foundation. However, the wall closest to the adjacent stream will remain in place and be repaired as originally proposed. This is to limit the amount of impact to the stream. Due to the fact the original Site Plan Review Decision indicated the foundation was to be reused, the Applicant is seeking a Minor Modification for the change in construction methodology. Mr. Weston raised two questions. 1) Is the ZBA permit valid? and 2) what is the extent of the issues related to the Conservation Commission. Mr. Tuttle replied that that neither of those issues are issues of the site plan and they received approval from CPDC because of the Special Permit. He continued to state that if the ZBA permit is not valid then the CPDC decision may be null and void. This may be out of the CPDC jurisdiction and suggested they not approve the request as the plan does not conform to zoning. Mr. Delios indicated that the Planning Department believed this would be approved as a Minor Modification to an original Site Plan Review and that discussions with other Town staff indicated that this was the appropriate process. She told the Board members that the ZBA hearing is scheduled for March 1St and the Conservation Commission hearing is scheduled for March 141n Mr. Safina suggested that if the Applicant should re- evaluate the site for a more suitable site plan if he is planning on changing methodology for the foundation. Ms. Delios responded that the Applicant is selecting a more viable and appropriate solution for the site in attempt get the project moving forward. The Board discussed the Minor Modification and determined to table the item to the next agenda so that ZBA may comment first. Final PUD Plan and Special Permit Approval — Johnson Woods, Phase II Mr. Adams read the meeting notice for Johnson Woods, Phase II approval of Final PUD Plan and Special Permit. Ms. Delios reminded the Applicant and the Board that an extension of time will be required. Mr. Latham suggested the Board determine if a Decision could be rendered this evening and the Applicant will provide an extension if necessary. Mr. Bergeron of Hayes Engineering presented the Final PUD Plans. He indicated that the Town Engineer commented on the drainage design. Mr. Bergeron stated the drainage system was designed for the 100 -year storm and will continue to be privately owned so that a potential surcharge at 25 -year storm event will not be an issue for the Town. He continued to summarize the changes made to the plans as a result of the Preliminary PUD Plan Approval. The Preliminary PUD Plans had a section of riprap which has been replaced by masonry walls that will be landscaped. Another change is that Trevor Lane was changed to Talbot Lane. Mr. Bergeron indicated that he met with the Town Engineer, the Town of Reading Fire Chief and the City of Woburn last week to discuss the water main connection. The solution is to create a hydrant to hydrant connection which all parties agreed to. The Preliminary PUD Plan Approval required an agreement to be established between the adjacent property (UDR Inwood Development, LLC) and Johnson Woods Realty Corporation for emergency access for response vehicles and for utility access. According to Mr. Latham, this agreement is in the process of being signed by all parties and will be recorded with the Middlesex South Registry of Deeds. Mr. Bergeron also stated that Page 3 of 6 CPDC Minutes of 2/27/2012 the Applicant was required to submit additional traffic information as part of the Preliminary PUD Plan Approval. The Town Engineer has reviewed that information. Mr. Bergeron reminded the Board they are seeking a waiver for the road length and have provided all revised materials to the Town Planning Department and Town Engineer. Mr. Velleco presented the Final Landscaping Plan which includes Sheets L1 and L2. Sheet L2 identifies the areas where trees will be retained and also includes a planting schedule of new proposed trees. As part of the Preliminary PUD Approval, the Applicant was conditioned to provide an estimate of how many trees will be removed. Mr. Velleco indicated that L2 states the anticipated volume of tree removal for the site. Mr. Zambouras verified that the overall intersection remains to operate sufficiently based on the revised traffic information. Additionally, he is satisfied with the Town's traffic consultant's determination that no additional traffic mitigation is necessary. He also verified that the agreement for emergency access and utility access is partially signed but not recorded. He recommended the Final PUD Plan and Special Permit Approval be contingent upon the recording of that instrument. He also indicated that a revised drainage plan will be required: Mr. Zambouras mentioned that the method for solid waste disposal needs to be addressed. He noted conversations with the Town's trash contracted indicated that the Applicant will be required to provide dumpsters as a method for solid waste collection and removal. Mr. Moore indicated that he also spoke with the Town's trash contractor and was told his plan is sufficient. The Board tabled that discussion to move onto other issues. Ms. Delios had a few comments regarding the affordable housing component of the project. She reminded the Applicant that the units must be uniformly located throughout the project and they must provide a plan showing the remaining affordable unit to be located in the 39 -unit building. Ms. Delios also recommended the Decision include a Condition that will require the Applicant to secure an independent monitoring agent to review the affordable housing documents to ensure the units quality for inclusion on the Subsidized Housing Inventory. Mr. Weston invited questions from the Board. Mr. Safina still questioned the issue relating to solid waste disposal. Mr. Weston invited questions from the public. Mr. Zambouras stated that two additional conditions need to be included in the decision 1) the I and I buy in and 2) the MWRA buy in requirements. Mr. Connors from the Land Trust questioned if the Conservation Commission has closed the public hearing for the project. Mr. Bergeron indicated they have had multiple meetings and will review the project at the next meeting. Mr. Weston indicated that the method for solid waste removal needs to be addressed and suggest the Town meet with JRM (Town's trash contractor) and the Applicant to determine what will be required. The Board continues to discuss the item with the Applicant noting that an agreement needs to be worked out. The other item to be addressed is the agreement between UDR Inwood Development and Johnson Realty Corporation. This will be reflected in the final decision. In regards to drainage, Mr. Weston requested that the drainage plans be revised and reviewed and approved by the Town Engineer. Mr. Weston also agreed that an condition should be included into the decision regarding the monitoring agent for the affordable housing process as well as a condition that will require the applicant to inform the Town 60 -days prior to the issuance of a building permit that will construct an affordable unit. Page 4 of 6 CPDC Minutes of 2/27/2012 Additional language will be added to condition the I/I and MWRA buy in. Mr. Weston also indicated the Applicant must revise the plans to show the agreed upon method for water service through the hydrant to hydrant connection and the language in the draft approval will be revised to indicate no additional traffic mitigation is required. The Applicant agreed to provide an extension of time to the Board to act of the Final PUD Plan and Special Permit. The Board tabled the item to the March 12th CPDC meeting. Public Hearing, Northeast Youth Ballet, Inc. — 32 Lowell Street Mr. Adams read the legal notice. Mr. Latham presented the project to the Board and the public. The Applicant is proposing to complete interior renovations to the property located at 32 Lowell Street, adjacent to Town Hall. Northeast Youth Ballet, Inc. is protected under the Dover Amendment as a non - profit educational organization. As such, site plan review is limited. The existing building is a historic structure and also holds a preservation restriction from the Massachusetts Historical Commission (MHC). Mr. Latham indicated the Applicant has received approval for the proposed work from MHC. The Applicant currently has operations in Melrose, and the proposed facility in Reading will take over that operation. No performances will be held at this location. Mr. Latham stated that the Building Inspector has required the Applicant to conform to the parking requirements of one parking space per 300 gross square feet of floor space. As the site presents substantial limitations for off - street parking, the Applicant has filed with the Zoning Board of Appeals. Mr. Latham introduced Jason Plourde with GPI who completed a parking analysis for the site. Mr. Plourde told the Board the primary goal was to evaluate the adjacent side streets of Sanborn and Lowell to determine if the on- street parking would be sufficient for the proposed operations related to student drop -off and pick -up. He used the existing data from the facility in Melrose and compared it to the conditions in Reading. The observations were done on a Tuesday as that is the busiest day for the operations in Melrose. However, he noted that the volumes that day were especially high due to a performance that was scheduled. He mentioned that he prepared a document which was reviewed by the Development Review Team and was revised based on comments generated by Town staff. Both documents identify sufficient numbers of parking spaces to accommodate the anticipated volume of students and expected drop -off and pick -ups. He continued to explain that the Town Engineer had some concerns regarding the schedule and that it appeared classes ended and started at the same time resulting drop -off and pick -ups coinciding. Mr. Plourde agreed with George's comment and the Applicant has agreed to modify the schedule to provide for gapping in between classes. Another suggestion from the Town Engineer is to include a condition into the decision which provides for an observation of the operations two months after opening by the Engineering Department. This will evaluate how the parking situation is operating and determine if changes are needed to the schedule. Mr. Weston invited questions from the Board. Mr. Tuttle asked if the floor height would be changed. Mr. Sandone, the project architect responded that some modifications will be made but there will be no changes to the entrance or exits. Mr. Adams asked why the driveway was not used for drop -off. Mr. Plourde indicated that it would present a safety issue as children are exiting and entering. Mr. Weston asked the Applicant the ages of the students to attend the school. She indicated that it is all ages from Page 5 of 6 CPDC Minutes of 2/27/2012 age 3 to adult. However, most of her students are not older than the high school age. Mr. Weston was concerned that too much gapping in between classes could also present a problem that will result in a constant pick -up drop -off situation. Mr. Latham replied that the Applicant is open to conditioning the decision for schedule adjustments based on observations from the Engineering Department. Mr. Adams asked if the building will be accessible. Mr. Sandone indicated the cost of the repairs are below the threshold to meet ADA compliance. Mr. Weston reviewed the draft decision and expressed concern with the condition that does not allow for the clients to park at the Town Hall parking lot and believes this goes against the parking study what was performed. Mr. Zambouras indicated that the Town Hall parking lot is different from the other municipal lots in that it is for Town Hall parking only. Mr. Weston recommended removal of that condition. Mr. Tuttle and Mr. Adams also agreed. The Board reviewed the other conditions in the draft decision and decided to include the Town Engineer recommendation for adjustments to the schedule based on future observation of the operation. Mr. Tuttle moved the Board to close the Public Hearing for the Northeast Youth Ballet at 32 Lowell Street. Mr. Adams seconded and the motion carried 4 -0 -0. Mr. Tuttle moved the Board to approve the Site Plan Review Decision for the Northeast Ballet, Inc at 32 Lowell Street. Mr. Adams seconded and the motion carried 4 -0 -0. Town Planner Updates Ms. Delios indicated that Oaktree is moving along and that the model unit should be complete for viewing at the end of March. Oaktree will also be coming back to CPDC for signage and possibly a Minor Modification. Calareso's is to open March 13th. Mr. Weston asked if she had heard anything from the MF Charles Building Applicant. She replied that she has not heard anything recently. Approval of February 6, 2012 CPDC Minutes The Chair tabled that item to the next meeting. Adjournment On a motion by Mr. Tuttle, seconded by Mr. Adams, the CPDC voted to adjourn at 11:05 PM by a vote of 4 -0 -0. Respectfully Submitted, Jessie Wilson Recording Secretary Page 6 of 6