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HomeMy WebLinkAbout2013-06-24 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 June 24, 2013 Location: Selectmen's Meeting Room Time: 7:30 PM CPDC Members Present: Charlie Adams, Chair; 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 Nancy and Marwan Kouky, 1102 Main Street Carol Watts, 1081 Main Street Donna Brennan, 13 Willard Road Patrick Mallon, Representative for Artis Senior Living Center Brad Latham, 643 Main Street Lisa Laspina, 1082 Main Street Deb Doury, 6 Willard Road Sally Cross, 10 Willard Road Aurianne Lopatka, 64 Ashley Place Alan Roscoe, Hancock Associates Jeffery Kwass, ViewPoint Sign and Awning George Zambouras, Town Engineer There being a quorum the Chair called the meeting to order at 7:35 PM. 1090 -1100 Main Street, Artis Senior Living Center — Public Hearing for Site Plan Review Mr. Hansen read the legal notice. Mr. Adams briefed the public on the public hearing process and welcomed staff to introduce the project. Ms. Delios told the CPDC that the proposal is for a 64 -bed assisted living facility which will cater to memory loss patients. The site is off of Main Street and has some unique characteristics. The previous operation at the site was Eric's Greenhouse, a garden center. The site contains wetlands and therefore the project will be reviewed by the Conservation Commission. In addition, the project will require a Special Permit from the Zoning Board of Appeals (ZBA) under the Nursing Home bylaw. Currently, the site operates with one driveway and the proposal involves a one - way in and one -way out driveway. They also propose a fenced in rear yard area for a safe outdoor space for the residents. Ms. Delios went on to say that the Planning Staff provided a memo, and one of the concerns is the amount of proposed parking and how any overflow would be handled. Town staff has met with the Applicant at two Development Review Team (DRT) Meetings and are aware the Applicant has met with the abutters a number of times. Page 1 of 7 CPDC Minutes of 6/24/2013 Mr. Bradley Latham, Attorney for the Applicant, also provided a summary of the project. The project hopes to establish a safe and welcoming environment for dementia and Alzheimer's patients. The site is challenging due to the size, shape and wetlands. The project has been through two DRT meetings and vetted with the neighbors several times. The ZBA has also granted a Special Permit for the parking setback and today we provided revised Sheet C -3, C -3.1 and C -7 based on comments from the Planning Staff. The proposed project requires 22 parking spaces under current zoning requirements and the proposal is for 36 spaces. Regrettably, the patients at these types of facilities do not get a lot of visitors, however, on days such as Mothers Days, a shuttle can be provided for overflow parking. Mr. Latham also mentioned that there is an additional driveway on the site which will be maintained. This driveway provides access via easement for the residents at 1102 Main Street. The former Eric's Greenhouse also used this driveway to access the dwelling at the rear of the lot. The proposal will maintain this access, but will only be used by the residents of 1102 Main Street. Mr. Latham added that the Applicant may not apply to the ZBA for the Special Permit under the Nursing Home provision until they receive Site Plan Approval from the CPDC. Mr. Peter Ogren with Hayes Engineering went over the details of the proposal. He noted that the site is currently two parcels occupied by buildings used formerly in the operations of Eric's Greenhouse. The closest residence is more than 80 -feet from the proposed building. The project is subject to approval from the Massachusetts Department of Transportation (MassDOT) as it abuts a state highway and the driveway openings are proposed to be modified. The revised plan sheets provided today show an increase in snow storage areas and the idea is that the location of snow storage will provide for discharge into the wetland. A portion of the proposed building and fire lane are within the 35 -foot buffer zone of the wetland and therefore they will be required to obtain a variance from the Conservation Commission. Mr. Ogren went into some detail regarding site hydrology, noting that stormwater from Route 28 does discharge to the pond at the site. However, they were unable to find the pipe for this discharge. Although the proposed building and parking lot will be impervious, there will be a large amount of impervious area removed from the existing condition. In addition, the roof runoff will be infiltrated through the proposed infiltrator. Mr. Ogren added that the stormwater run -off rates decrease with the proposed conditions for the 2 -year storm and 100 -year storm. Mr. James Emmanuel, Landscape Architect, provided a summary of the proposed landscaping for the site. He mentioned they met numerous times with the neighbors to work on the landscape plan. They are proposing a mix of deciduous trees, evergreens and a few low shrubs in various areas. A large oak tree will be removed from the rear of the site, but the proposal calls for tree retention where possible. In addition, various plantings are proposed within the buffer zone of the wetland which will require final approval from the Conservation Commission Mr. Adams asked what the overall thought was for the site layout. Mr. Emmanuel replied that due to the conservation constraints, they were limited to the layout of the site. The goal was to limit the amount of construction within the buffer zone. Mr. Adams asked about the fire lane. Mr. Ogren replied that the fire department was concerned about access. The original plan did not have the fire lanes up to the building and were added to address their concerns. Mr. Tuttle asked about the driveway for 1102. Mr. Latham replied that they do have an easement to use that to access their home. It is their only access off Main Street. Mr. Tuttle asked why the Fire Chief Page 2 of 7 CPDC Minutes of 6/24/2013 could not use that for fire access. Mr. Ogren replied that they were not sure it would be suitable to handle the apparatus and that turning around would be difficult. Mr. Tuttle also asked about the site utilities. Mr. Ogren replied that the overhead utility is on the other side of Main Street and that RMLD will require a pole on the site to carry the utility over before it goes underground. Mr. Tuttle responded that RMLD may not want to deal with MassDOT to try and put the utility under the roadway. Mr. Safina asked about snow storage and whether they needed the extra areas. His concern was that the storage of snow will be damaging to the proposing landscaping and could possible damage the fence. Mr. Emmanuel replied that there is a juniper variety there which is a bit more rugged. Mr. Weston pointed out that there is a proposed cherry tree which may not be rugged enough to handle the snow storage. He also asked about the setback of the parking lot. Mr. Latham replied that the ZBA granted relief of the parking set -back of 25 -feet to 10 -feet. Mr. Tuttle added that the abutters all seem to be in favor of the proposed project. Mr. Adams asked about the transformer, generator and dumpster and if there were any other alternatives considered for placement. Mr. Ogren replied that they attempted to place it on the other side of the site near the building, but it was not a good location for access and is also within the buffer zone of the wetlands. He also indicated that the transformer cannot be fully enclosed as RMLD will need access. The gates for the dumpster will be similar style as the perimeter fencing. Mr. Safina asked about the size of the generator. Mr. Ogren said that it is difficult to determine until the load of the building is determined. It would be tested once a week and he assumed it would be fueled by natural gas. Mr. Safina was concerned that the proposed enclosure does not provide the space it will need. Mr. Zambouras, Town Engineer expressed concern with the landscaping proposed near the infiltration system. Mr. Emmanuel replied that the plantings are on the other side of the fence and will not impact the system. Mr. Safina asked if there was any thought for bollards in the fire lane to prevent people from parking there. Mr. Ogren replied that the fire truck has to enter the lane and that bollards may impede their access. Mr. Weston asked about the plan for loading and he expressed concern that food trucks may enter the fire lane for deliveries. Mr. Ogren said that they will not have delivery trucks park in the fire lane and would encourage an area near the dumpster for delivery trucks to park. This would also allow traffic to move around the vehicle and not block the circulation. Mr. Adams opened the public hearing for public comment. Ms. Donna Brennan, of 13 Willard Road, expressed concerned that the proposal may not be the right use of the site. She is concerned that the overflow parking will occur on Willard Road and wondered where staff for the site was going to park. She is also concerned about lighting and the security of the patients. In addition, she felt that truck deliveries could pose a big impact to the residential setting of the area. Mr. Adams told Mr. Brennan that Town Meeting did pass an amendment to the zoning which allows for a nursing home to be located at this site. Mr. Latham also provided some information regarding the number of employees for each shift which include: 7:OOAM to 3:OOPM — 17 employees 3:OOPM to 11:OOPM — 12 employees Page 3 of 7 CPDC Minutes of 6/24/2013 11:OOPM to 7:OOAM — 5 employees Mr. Pat Mallon, representing the Applicant, also added that there are a total of 36 parking spaces proposed and the shifts are staggered to avoid parking conflicts. Mr. Adams felt that it would be helpful to see some data on other locations to better understand the relationship between employees and parking. Mr. Mallon said that he has a study from the Sunrise facility in Lynnfield. Mr. Adams said it would be helpful to see that study. Ms. Deb Koury, of 6 Willard Road, also expressed concern about deliveries and emergency vehicles. She said that this site will not have medical staff on site and therefore any time a patient is sick, they will be taken by ambulance to the hospital. Mr. Mallon replied that there will be a nurse on staff 24 hours a day to provide medical care as necessary. Ms. Delios asked if the ambulances will drive to the site with the sirens on. Mr. Mallon replied yes, in a critical situation and likely no, in non -life threatening situations. Mr. Adams expressed concern over the fire lane and the amount of pavement it creates. He felt that the parking area could be re- designed to accommodate the needs of the Fire Chief. That way, it may be possible to gain a few more parking spaces to address the issue with lack of parking and also provide access to the building for the fire truck. Ms. Delios also expressed concern that people may end up driving into the fire lane. In regards to the driveway opening radius, Mr. Ogren said he did have the traffic engineer review the design and felt it was acceptable as a one -way enter and one -way exit. Mr. Weston replied that MassDOT is very strict and it can be challenging. They required a 30 -foot radius for another project in Town. In regards to the concern over the fire lane, Mr. Latham responded that the plan did not originally call for it, but the Fire Chief wanted it. Mr. Weston acknowledged there are site constraints and that these comments are to be constructive. Mr. Adams asked about the affordable housing component required under the Special Permit provisions. Mr. Latham replied that Mr. Jay Hicks has met with the Housing Authority and is working on it. If units are provided, and not the in -lieu of fee, then the units will be identified on the plan. Mr. Latham pointed out that it will be reviewed during the Special Permit process with the ZBA. Mr. Weston expressed concern that the Applicant has not addressed this item yet and felt that they should address it prior to issuing a Site Plan Decision. Mr. Latham did indicate that the units will not count towards the subsidized housing inventory. Mr. Adams suggested the CPDC reviews the outstanding items which need to be addressed. • Parking — it would be good to have additional data from other sites including the Sunrise facility study to get a better understanding on how the shifts work. • Driveway radius — The Applicant should get feedback from the state on the radius of the driveway entrance because that would change the entire parking lot design if it is not approved. • Deliveries — Additional information should be provided for deliveries. • Engineering — The Town Engineer indicated a full memo will be forthcoming. He has mentioned some of his concerns verbally with Mr. Ogren, but the entire list of items will be prepared and provided soon. Page 4 of 7 CPDC Minutes of 6/24/2013 • Fence Plan — to avoid any confusion with fence location and design, it will be useful to have a separate fence plan. • Affordable Units — Provide information as to the plan for addressing the affordable unit component. Ms. Delios told the Applicant all these items and revised plans will need to be submitted no later than July Is'to be continued to the July 8t' meeting. Mr. Tuttle moved the CPDC to continue the Public Hearing for the Site Plan Review Application for 1090 -1100 Main Street to Monday, July 8, 2013 at 8:OOPM. Mr. Hansen seconded and the motion carried 5 -0 -0. 87 Walkers Brook Drive, Dunkin Donuts— Certificate of Appropriateness for Master SiLna2e Plan Mr. Jeffery Kwass, of ViewPoint Sign and Awning described the proposed signage for the Dunkin Donuts. There is an existing pylon sign which a panel will be added to. It will be internally illuminated with an opaque background. In addition, there will be a non - illuminated enter and exit sign as well as an internally illuminated wall sign with opaque background. They are also proposing a menu board, which will be limited the three panels and shed awnings over the drive -thru windows. Mr. Kwass provided a sample of the awning material and a sample of the sign panel. Mr. Safina asked if the cup graphic on the sign will be illuminated. He replied yes. Mr. Hansen asked if the Shell Station enter and exit signs will be removed. He replied yes, that the Dunkin versions will replace those. The CPDC reviewed the drawings. Ms. Wilson told the CPDC that the Building Inspector will not allow the Dunkin Cup on the enter and exit signs since they are being considered directional and will not allow the other proposed sayings such as "See you Soon" or "Welcome Back ". Mr. Weston agrees noting they should cross -out all the other options on the drawings to limit the directional signs to "Enter" and "Exit ". Mr. Adams asked about the proposed "Do not Enter" sign. Mr. Kwass replied that it will be a standard highway sign. It was agreed that the Master Signage Plan will include and provide for the following: • 1 panel for the existing free - standing sign • 1 wall sign • 2 enter signs • 2 exit signs Ms. Wilson made a minor revision to the draft Certificate of Appropriateness. Mr. Tuttle moved the CPDC approve the Certificate of Appropriateness for the Master Signage Plan for Dunkin Donuts at 87 Walkers Brook Drive as amended. Mr. Hansen seconded and the motion carried 5 -0 -0. Planning Updates & Other Business 1 General WU Mr. Alen Roscoe with Hancock Associates was in attendance to provide the CPDC with some information regarding upcoming changes to the site. Ms. Wilson told the CPDC they did not receive Page 5 of 7 CPDC Minutes of 6/24/2013 hard copy materials of the plans and that they are here tonight to get an idea on how they should proceed, whether it would be a full Site Plan Review Application or a Modification to their previous approved plans. Mr. Roscoe explained that the changes are fairly minor in terms of the overall site. The idea is to improve the parking and circulation to accommodate a better retail situation for potential tenants. The plan calls for approximately 9,000 square feet of the "mill" portion of the building and approximately 3,000 square feet of the main building to be removed. The extra space will then be worked into the parking area which will also receive an overall change in design. The plan will be designed to ensure the drainage works as well as to not impact existing utilities. Mr. Zambouras told the CPDC that the original permit limited what could be constructed based on the amount of parking. Essentially, the amount of retail at the site was dependent on how much parking was available. The question is whether this design will increase the amount of retail space on the site. Mr. Roscoe replied that he believes they are decreasing the retail space. Mr. Zambouras would want to clearly understand what is currently in the spaces on -site and how that will change with the proposal. He also believes the CPDC should look at the circulation of the site as a whole and address any safety issues as part of this change. Mr. Latham requested that the CPDC consider this change a Minor Modification as there are no off -site impacts to improving the on -site circulation. Mr. Weston asked for clarification to the proposed changes in the back of the building. Mr. Roscoe replied that the plan is to open up the circulation and allow for employee parking along the building in the area proposed for demolition. Mr. Safina stressed the importance to understand the numbers in regards to retail vs. warehouse and how it impacts parking. Mr. Weston does not think the proposed changes would require a full site plan review, but would recommend they seek approval through the Minor Site Plan Review by CPDC. Ms. Wilson reminded the Applicant that Minor Site Plan Review would require abutter notification but it is not a public hearing, so there would be not be a notice in the paper. Zoning Bylaw Update Ms. Delios told the CPDC that the Planning Staff and Mr. Adams met with the Board of Selectmen last week to provide an overview of the zoning update approach. They seemed to be generally in favor of it. She is also working on the RFP and we are on track with that. The Zoning Update Committee will be established by the Town Manager. Mr. Adams added that the BOS feel the timeline is a bit ambitious but glad we are moving forward. He also suggested that staff start gathering input from other Board, Committees and Commissions. Mr. Tuttle agreed and stressed that we really want their input so we know what to fix in the bylaw. Mr. Weston suggested the CPDC write a letter to the other Boards, Committees and Commissions. Mr. Tuttle also recommended identifying some of the short list items the CPDC has developed over the years including getting rid of the mixed -use overlay. The CPDC discussed how to move forward with an initial meeting. Ms. Delios suggested a DRT be scheduled in the next few weeks and we invite staff and members from other Boards, Committees and Commissions. It will be difficult to get everyone to come, but it's a start. It was agreed that staff will Page 6 of 7 CPDC Minutes of 6/24/2013 work with Mr. Adams on drafting a letter to other Boards, Commission, Committees and staff to welcome input and comments on the update of the bylaw. Medical Marijuana Ms. Delios told the CPDC that this was also mentioned to the BOS last week and how it will tie into the update of the Zoning Bylaw. They were in favor of the 1 -year moratorium and the public hearing is scheduled for the 8 th Other Portland Pie opened this week and they are doing really well. Perfectos — Ms. Delios put a lot together on the times she has met with the developer on the project. The Health Department did issue a fine to the owner since he abandoned a cesspool without pulling a permit. The BOS are also not happy with the lack of progress on the site. Approval of Minutes Mr. Adams tabled the approval of the June 10, 2013 minutes to the next meeting. Adjournment On a motion by Mr. Tuttle, seconded by Mr. Weston, the CPDC voted to adjourn at 10:50 PM by a vote of 5 -0 -0. Respectfully Submitted, Jessie Wilson Recording Secretary Page 7 of 7