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HomeMy WebLinkAbout2013-07-22 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 July 22, 2013 Location: Selectmen's Meeting Room Time: 7:30 PM CPDC Members Present: John Weston, David Tuttle, Nick Safina, and Jeff Hansen Also Present: Jean Delios Town Planner /Community Services Director and Jessie Wilson, Staff Planner and Recording Secretary Others Present: Zachary Camenker, 85 Batchelor Road Richard Curl, Curl Architecture Luis Valles, M.D., 36 Woburn Street Russell Macomber, 70 Foxrun Drive, Tewksbury Bradley Latham, 643 Main Street Ted Moore, Johnson Woods Development There being a quorum Mr. Hansen called the meeting to order at 7:35 PM. 30 New Crossing Road — Minor Site Plan Review by Town Planner, Urgent Care Center Ms. Delios told the CPDC that the owner of 30 New Crossing Road will be performing interior renovations and limited exterior improvements to the existing building to accommodate an urgent care component of the facility. This project received Minor Site Plan Review approval by the Town Planner as it was determined to be minor in scope and have no impact. She noted that the Urgent Care Center will have its own entrance with a newly constructed canopy /overhang. Mr. Weston commented that this is a good example on how the Minor Site Plan Review process should be interpreted and used. Mr. Hansen asked why Reading Pediatric could not benefit from the same regulation. Ms. Delios replied that since Reading Pediatrics is going into a vacant space which is in a new building, there are some other components to think about. With 30 New Crossing Road, the existing and proposed use is office space. 52 Haven Street — Minor Site Plan Review, Reading Pediatrics Ms. Delios told the CPDC that the owner of Reading Pediatrics, currently located at 36 Woburn Street, will be moving his practice to 52 Haven Street. This space is within the new "Oaktree Building" and faces the Brande Court parking lot. Page 1 of 7 CPDC Minutes of 7/22/2013 Mr. Tuttle asked why the space was addressed as 52 Haven Street and not Brande Court. Ms. Delios replied that the Engineering Department assigns the addresses. Dr. Valles, owner of the practice also noted that there is access from Haven Street as well. Mr. Richard Curland, the project architect told the CPDC the space will be outfitted with a reception desk, waiting area, exam rooms and doctors' offices. Dr. Valles also'pointed out there will be some extra space in between his tenant space and the corridor in the building. This is because his practice did not require that extra space. Therefore, the property owner and Dr. Valles determined this space would not be used. Mr. Safina expressed concern for this space, as there may be issue with fire protection and access. Ms. Delios replied that the Fire Department staff did flag this during the Development Review Team (DRT) Meeting and that it will need to be addressed to their satisfaction. Dr. Valles also told the CPDC they plan to have one restroom for patient use in their space. The building also has public restroom facilities which patients may access by exiting the office space and walking down the common access corridor. Mr. Weston expressed concern that this is a long way to walk to access the restroom. Dr. Valles replied that the rear door may also be used to access to those facilities. Mr. Safina asked where sharps and other biohazards will be disposed. Dr. Valles replied they will have designated biohazard containers in each exam room which will be collected on a regular basis by an outside contractor. Mr. Safina asked about other trash besides biohazards. Dr. Valles replied they can pay for paper disposals as well, but regular paper trash will go into the bins located in the trash rooms for the building. There was additional discussion regarding the extra space between the tenant space and public corridor and how the Fire Department will address it. Ms. Delios told the CPDC the Building Inspector and Fire Department will inspect the space prior to occupancy. Ms. Wilson also pointed out that the Fire Lieutenant reviews the plans prior to the Building Permit being issued. There was a question regarding the screening of the mechanical units on the roof. Mr. Russ Macomber, General Contractor replied that he took the photos and the screening was not installed. Ms. Delios replied that she will follow up with the property owner on that requirement. She also noted that she is working with them on trash issues but it seems to be resolved for now. The CPDC reviewed the draft Minor Site Plan Review decision and made minor edits. Ms. Tuttle moved the CPDC to approve the Minor Site Plan Review decision for 52 Haven Street — Reading Pediatrics as amended. Mr. Safina seconded and the motion carried 4 -0 -0. Ms. Hansen recommended the CPDC take up item 4 on the agenda. 1381 Main Street — 5 Senses School, Minor Modification to Site Plan Review Ms. Delios told the CPDC that the owner of the 5 Senses School is back before the CPDC to gain approval to some changes for the on -site parking — specifically she proposes to eliminate one of the garage spaces so that it may be designated for teacher use in accordance with the new state requirements. This property is located across from Home Goods and is within a single family house. Page 2 of 7 CPDC Minutes of 7/22/2013 Ms. Joan Miller, owner of the 5 Senses School, also noted that she would be willing to park her car at Home Goods to address the loss of the one parking space. There was a question regarding ceiling height. Ms. Miller replied that the garage has the required amount of head room for a commercial space and the basement does not. Hence her request to use the garage space for this extra "teacher space ". Mr. Weston expressed concern that another use could be located at this location in the future and if they do not have a good relationship with Home Goods, they will then have an issue with parking. He further noted that shared parking arrangements should be in the forms of easements, not agreements so that it runs with the property. Mr. Tuttle asked about Dover Amendment uses and whether it would be considered a change of use if another daycare center were to go into the space. Ms. Delios replied that the CPDC may review for "reasonable regulations" and if a new daycare were to go in, with the similar operation as the 5 Senses School, then they would be limited to the same requirements under the original site plan review. Mr. Weston pointed out that Home Goods is not bound to providing parking to the 5 Senses School. Mr. Safina added that the Site Plan Review is an approval for a use with specific conditions. If there is a change in those conditions, the Applicant has to address them, or remedy the situation. So if she were to lose any of her Home Good parking spaces, then she has to come up with a solution. Mr. Hansen asked if Ms. Miller has an arrangement in place with Home Goods. She replied that they are willing to give what she needs as long as they do not park in front of the store. Home Goods did provide a letter previously allocating her 3 parking spaces. The CPDC reviewed the draft decision and suggested minor edits. Mr. Tuttle moved the CPDC determine the proposed changes for the Site Plan at 1381 Main Street qualify as a Minor Modification. Mr. Weston seconded and the motion carried 4 -0 -0. Mr. Tuttle moved the CPDC approve the Minor Modification decision for 1381 Main Street as amended. Mr. Weston seconded and the motion carried 4 -0 -0. 1090 -1100 Main Street, Artis Senior Living Center — Continuation of Public Hearing for Site Plan Review Mr. Bradley Latham noted that there were a number of changes the design team is working on and it is taking additional time to get through all the comments from staff. Mr. Tuttle moved the CPDC to continue the Public Hearing for 1090 -1100 Main Street, Artis Senior Living until August 12, 2013 at 7:30PM. Mr. Weston seconded and the motion carried 4 -0- 0. Johnson Woods, Phase I & II Minor Modification Request Mr. Bradley Latham, representing the property owner of Johnson Woods told the CPDC one of the proposed modification is to open the gate on Kelch Street to facilitate the construction of a new dwelling on Kelch Street. Mr. Ted Moore, owner of Johnson Woods added that this request is coming from the neighbors who wish to have the construction vehicles travel down Johnson Woods Drive to access 16 Kelch Street, rather than Longwood Road. Page 3 of 7 CPDC Minutes of 7/22/2013 Other proposed changes are described in the memo. Mr. Moore said they were divided into changes for Phase I and Phase I1. Mr. Moore went through the memo in detail with the CPDC as follows: Phase I - The original plan called for triplexes off of Johnson Woods Drive, this is now changed to duplexes and their locations adjusted to avoid ledge. - Off - street parking was added and driveways widened in this location and the same existing on- street parking was shifted to the other side of the road. - The correct profile of Johnson Woods Drive is now incorporated into the plan. - The remaining 6 Affordable Units have been identified on the plan. The previous plan had too many Affordable Units identified so the "extra" units were removed. Phase II - Two stone walls were added next to building 68 which create a smoother transition from the garage level to the first floor level. They are approximately 3 -feet tall. - A carriage garage that was previously located near the parking area at building 68 was eliminated due to the site grades. The number of parking spaces did not change. - Those surface spaces were relocated to the west of building 68 which is above the infiltration system. - The trash compactor building design has been refined after coordinating with the contractor. This includes constructing a concrete pad and ensuring the building is sized appropriately. - The parking lot around building 67 has also been modified. - A sidewalk near building 67 was relocated in steep locations. - A three tired wall was redesigned to a 3 -foot stone wall. It was stabilized with grass and there is a 1:1 slope. Taylor Drive was also relocated 1 foot to the west at this location. - Due to the wall construction, one visitor space was lost, but it was added to the area west of building 68. In addition to these changes, Mr. Moore told the CPDC that they will be returning for an additional modification for changes to the area in front of building 67. The hope is that the area in front of the building can be reduced so that the garages may shift westerly to avoid the removal of existing trees. Mr. Moore also mentioned that they are working with the Building Inspector for the City of Woburn as the adjacent development is now out of compliance due to the pavement that was installed for the emergency connection to Johnson Woods. The Reading Fire Chief said an acceptable solution is to remove the pavement and install additional soil and gravel to stabilize the ground for access. Mr. Weston asked if Mr. Moore can take another look at the sidewalk relocation near building 67. There is a gap which should be connected if possible. Mr. Safina asked about impervious area. Mr. Moore replied that the engineer looked at that issue and there is an increase in impervious area, but that it is negligible. Ms. Wilson told the CPDC that the Town Engineer requested the CPDC hold off on issuing a decision this evening as he has not had enough time to review the plan. Ms. Delios added that they also have not heard back from the state on the Affirmative Marketing Plan. Mr. Latham replied that he spoke with Elsa Campbell from the state and she wanted some additional information from Mr. Moore. He hopes to have a conference call with her and Mr. Moore next week. Ms. Delios said that this could present an Page 4 of 7 CPDC Minutes of 7/22/2013 issue if this is not addressed by the time occupancy permits are requested. She also mentioned she wanted to check with the Fire Chief and Police Chief in regards to the gate access request for Kelch Street. Ms. Wilson said she will include this on the next meeting agenda. Plannintz Updates and Other Business Review Zoning Request for Change to PUD -R Johnson Woods Ms. Delios told the CPDC that the Applicant is proposing a change to the PUD -R Zoning which would allow for more flexibility in the setback requirements. Since the adjacent land is also owned by Johnson Woods Development Corporation, the Applicant is suggesting that that parcel serve as a buffer so that the dwellings within the PUD -R district may be closer to the PUD -R boundary that what is currently allowed. Mr. Tuttle expressed concern as to why the Applicant would not seek to include the adjacent land into the PUD -R parcel. It would seem to make more sense. Mr. Weston agreed, noting that the language they were proposing is difficult to understand and is also very specific for this one project, which may be difficult to pass at Town Meeting. Mr. Moore and Mr. Latham agreed that proposing a change to the PUD -R Parcel Boundary would be the better way to proceed. Ms. Delios reminded them that the fall Town Meeting warrant closes on September 24th so we need to have everything queued up soon. Mr. Safina asked how the sightlines would be impacted with the new setbacks. Mr. Moore replied that there was an abutter concerned with the buildings in Phase II, but not in this area of the development. Ms. Wilson said this can be added to the next agenda and then proceed with a Public hearing Approval of Minutes Mr. Hansen asked if Mr. Adams had provided comments on the June 10th CPDC minutes. Ms. Wilson replied that he had not, and that she can move approval of these minutes to the next workshop agenda for approval. The CPDC reviewed the July 8, 2013 minutes and suggested minor edits. Mr. Tuttle moved the CPDC to approve the Minutes of July 8, 2013 as amended. Mr. Safina seconded and the motion carried 4 -0 -0. Page 5 of 7 CPDC Minutes of 7/22/2013 Priority Development Project Ms. Wilson told the CPDC that the draft final report is out for public comment. She included the draft in the CPDC packets for their review. She noted that she has provided feedback to the Metropolitan Area Planning Council (MAPC) on the draft report. Specifically, she noted it is difficult to understand their methodology on scoring the Priority Development Areas (PDA)/Preservation Areas (PPA). The scoring is used to determine the regional significance. The overall goal of the project is to identify these areas and breaks down regional barriers to better plan for growth. Also, it puts the Town in better position when applying for grants under various programs such as MassWorks if a project has already been identified as a PDA. Ms. Wilson asked that the CPDC take some time to review the plan and if they have any comments to send it to her by Thursday. There will also be another comment round in August. Other Ms. Delios said Planning Staff will be before the BOS to review the Affordable Housing Trust Fund. There is approximately $260,000 in the fund and we are looking at ways to modify the trust to align better with state legislation. In addition, Ms. Delios is going to speak with them about the possibility of funding a Regional Housing Services Coordinator Position. This person would tackle various housing items including maintaining a "Ready Buyer" list. Woburn Street School — The Zoning Board of Appeals issued a Special Permit to allow St. Agnes proceed with the ANR to facilitate the future sale of a portion of the property to the Town. Request for Proposals (RFP) — Ms. Delios has received positive interest in the RPF and the proposals are due August 12tH Zoning Enforcement — The Community Services Department has some additional help this summer to fill in for the alternate Building Inspector who usually comes in on Mondays. This person will also focus on Sign Enforcement and Vacant Properties Enforcement. Mr. Tuttle asked about the LED lighting at Avana Sushi. Ms. Delios replied that is not a sign as it does not display a commercial message. Fall Street Faire Business Community Meeting — A meeting is scheduled for July 30th to go over any concerns, questions, and comments about the Fall Street Faire from the Business Community. We are going to have staff available to answer questions about logistics, permitting and general concerns. Mr. Weston asked about the South Main Street "Road Diet ". Ms. Delios said she is working with CTPS and they have sent out a preliminary scope. They will work on this through the summer. The goal is to determine whether a "Road Diet" would be feasible for South Main. Adiournment On a motion by Mr. Tuttle, seconded by Mr. Weston, the CPDC voted to adjourn at 10:30 PM by a vote of 4 -0 -0. Respectfully Submitted, Page 6 of 7 Jessie Wilson Recording Secretary CPDC Minutes of 7/22/2013 Page 7 of 7