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HomeMy WebLinkAbout2013-05-06 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 May 6, 2013 Location: Selectmen's Meeting Room Time: 7:30 PM CPDC Members Present: Charlie Adams, Chair; John Weston, David Tuttle, and Jeff Hansen Also Present: Jean Delios Town Planner /Community Services Director and Jessie Wilson, Staff Planner and Recording Secretary Others Present: Nancy Twoomey — 23 California Road Dick Howard — 21 Kieran Road Father Rock — 186 Woburn Street Brad Latham — 643 Main Street Diane Manahan — 22 Hazel Street, Salem MA Linda Mullen — 52 Orchard Street, Salem MA Ralph Blunet — 22 Linden Street Lynne Kelly — 44 Mall Road George Zambouras — Town Engineer Peter H. Hechenbleikner — Town Manager There being a quorum the Chair called the meeting to order at 7:30 PM. Pearl Street — Approval Not Required Plan (ANR) Mr. Zambouras told the CPDC that all the legal issues have been resolved and the plan before you is an ANR which will split the lot into three separate lots. Two of those will then be incorporated into the adjacent property owner lots and the remaining lot the town will sell as a buildable residential lot. Mr. Tuttle moved the CPDC to endorse the ANR Plan for the property at Pearl Street and Audubon Road as presented. Mr. Weston seconded and the motion carried 4 -0 -0. 281 Main Street, eCars Signase Ms. Wilson explained that she was contacted by the sign designer for eCars about a month or two ago so an application was forthcoming. However, the sign went up without first receiving approval. The CPDC has jurisdiction over this sign, since they issued a Certificate of Appropriateness for the free - standing Page 1 of 7 CPDC Minutes of 5/6/2013 sign. Mr. Adams asked about the color and whether any of the other building elements will be changed to match it. Ms. Wilson replied she does not know. Mr. Tuttle moved the CPDC to approve the Certificate of Appropriateness for the sign at 281 Main Street for Go Realty Trust. Mr. Hansen seconded and the motion carried 4 -0 -0. 10 Pierce Street, Organ Pipe Place Ms. Wilson told the CPDC that the developer is seeking minor modification approval in order to have the entry doors and garage doors white, in lieu of the previously approved tan color. The request has been reviewed and approved by the Reading Historical Commission, who agreed that the doors can be white along with the ceiling of the entry door overhangs. However, the "brackets" under the overhangs are to be painted brown. Mr. Tuttle moved the CPDC to determine the request for change in the approved site plan for Organ Pipe Place is a Minor Modification. Mr. Weston seconded and the motion carried 4 -0 -0. Mr. Tuttle moved the CPDC to approve the Minor Modification for the Site Plan Review on 10 Pierce Street, Organ Pipe Place, as presented. Mr. Weston seconded and the motion carried 4 -0 -0. Sailor Tom's Way — Subdivision Completion Extension Request Ms. Wilson explained that the developer still has some minor items to complete and is requesting an extension for completion. The Town Engineer has reviewed the request and supplied a memo recommending a six (6) month extension. Mr. Tuttle moved the CPDC to approve the request for extension of completion to November 1, 2013 as presented. Mr. Hansen seconded and the motion carried 4 -0 -0. 250 Main Street — Beauty Loft Sianaze Ms. Wilson told the CPDC that the Beauty Loft is located in the Viking Travel building and they wish to install a panel on the existing free - standing sign. That sign, received a sign permit in the 1970's, however, the new panel would require a Special Permit from the CPDC to be located within the 20 -foot setback. She further indicated that the Building Inspector will not issue the permit until he receives the CPDC approval. Mr. Tuttle moved the CPDC approve the Special Permit for the free - standing sign at 250 Main Street. Mr. Hansen seconded and the motion carried 4 -0 -0. Approval of Minutes The CPDC reviewed the minutes from the March 18, 2013 meeting and suggested minor edits. Mr. Tuttle moved the CPDC to approve the minutes from the March 18, 2013 CPDC meeting as amended. Mr. Hansen seconded and the motion carried 4 -0 -0. Page 2 of 7 CPDC Minutes of 5/6/2013 186 Woburn Street — St. Agnes Parish Site Plan Review Public Hearing Mr. Hansen read the public hearing notice. Mr. Adams opened the discussion noting that this is a public hearing, that the CPDC will hear from the applicant, hear from staff and then the CPDC will ask questions. After that time, the public hearing will be opened to the public for comment. Mr. Adams also recused himself from the public hearing due to conflict of interest. Ms. Delios told the CPDC that before them is an application for Site Plan Review for interior renovations to the Parish Center. She described the site, noting that it contains four buildings — the Church, the Rectory, the Parish Center and the building currently tenanted to Reading Gymnastic. The Parish Center is approximately 20,000 square feet and the Applicant is proposing a complete interior remodel. The work includes handicap access improvement which will involve the construction of a handicap ramp to the building. The proposed work does trigger Site Plan Review thresholds because it exceeds 2,000 square feet of interior renovation. However, we are considering this review "limited" because it is a protected use under Massachusetts General Law Chapter 40A Section 3, also known as the Dover Amendment. As such, Site Plan Review is allowed under reasonable regulation and the primary concern for this site is the parking situation. Ms. Delios further added that the current zoning by -law does not speak to Dover Amendment uses and it can be challenging at times determining what is "reasonable ". Mr. Brad Latham agreed that the proposed site is protected under the Dover Amendment and is triggered for Site Plan Review due to the size of the renovation. The proposed improvements are limited to the Parish Center and are primarily material related with the exception of the handicap ramp. The changes proposed are to better accommodate the current activities, improve handicap access and upgrade the life - safety systems in the building. He further added that this is not a change of use and not a change in intensity of use. Mr. Dick Howard also provided a summary of the project noting that the project will include the construction of the handicap ramp and elevator. The project will also include the installation of the waterline to provide additional service for the proposed sprinkler system. New electrical service is proposed with a new pad- mounted transformer. The Parish does share parking with the current tenant Reading Gymnastics. In that lot, the project will add two additional parking spaces. Ms. Nancy Twoomey described the architectural plans for the Parish Center. The building is comprised of three levels — the basement, which is on the ground, the middle level or main level and then the upper level. Many of the CCD program activities occur on the upper and middle levels and currently the basement serves as the function room. The primary goal of the project is to update the building and make it more user friendly. - Middle Level — this level is eye level to the parking lot and currently house the classrooms. The project proposes to remove the class rooms and create one big open space for the function hall. Eventually this space will also receive a built -out kitchen, but will not happen as part of this phase. - Upper Level — this level is proposed to be all classrooms. Currently, there are larger rooms which are proposed to be partitioned off to make additional smaller rooms. Page 3 of 7 CPDC Minutes of 5/6/2013 - Lower Level — this currently houses the functions and not many changes are proposed for this room. However, the project proposes to construct temporary partition walls which could be engaged to create smaller spaces if needed. Mr. Hansen wanted additional clarification as to the entrances. Ms. Twoomey explained that there are currently two entrances. One of the entrances has a lip so a temporary ramp is used for those who are in a wheelchair. Mr. Weston expressed concern for the parking and how the possible changes in the future could be impacted by this plan. He further stated that the plan before us tonight has a lot of good things, however, it is understood that a portion of the site may be sold in the near future to the Town. We want to ensure we are looking at the project as a whole and not segmenting it. Mr. Hechenbleikner, the Town Manager replied that the Town is in discussion with the property owner about acquiring part of the site. Currently the Town and the Parish have reached an agreement for a Letter of Intent to sell half of the site, on which the old "Woburn Street School" is situated. The School Department has a need for a full day kindergarten and that is the proposal for the site. The Letter of Intent has two caveats; the Town needs Town Meeting Approval in September for the purchase and renovation of the proposed building; then a Special Election in October and the debt exclusion, roughly about $10 million. An ANR Plan has been prepared which will effectively split the property. The Town has agreed to allow the Parish rights to no less than 45 parking spaces on weekends and holidays when it is expected the church to be the busiest. Mr. Weston asked how the building is currently used during the week, during school hours and in the early afternoon. Father Rock replied the on Monday, Tuesday and Wednesday afternoon the Parish Center holds classes after school which begin around 3 or 3:30PM and continue 2 -3 hours. There are currently no activities on Thursday or Fridays. There are some classes on Saturday mornings. Mr. Weston, again, expressed concern for the activities happening after school around 2 -3PM. The school will require children to be picked up, so we want to understand how the activities on the Parish Site may impact or have conflict with a possible school next door. Mr. Hechenbleikner replied that a traffic study will be prepared for the proposed school, which will help determine the best traffic pattern. In addition, the Superintendent will be flexible on when school will start and how it impacts adjacent uses. The traffic study can be made available to the CPDC when is it complete. Mr. Latham requested the CPDC review the plan which is before the CPDC this evening. Mr. Weston made a suggested to include a finding into draft decision which notes the Applicant indicated there will be no change in type or intensity of use. Ms. Wilson noted that the Health Department is requiring the existing dumpster be enclosed and confirmed that RMLD will review and approve the final location of the transformer. Page 4 of 7 CPDC Minutes of 5/6/2013 Mr. Tuttle moved the CPDC to close the public hearing for the Limited Site Plan Review for St. Agnes Parish at 186 Woburn Street. Mr. Weston seconded and the motion carried 3 -0 -0. Mr. Weston also suggested minor edits to the draft decision regarding minor /major modification approval to ensure it is consistent with the requirements for Dover Amendment uses. Mr. Tuttle moved the CPDC to approve the Site Plan Review decision for St. Agnes Parish at 186 Woburn Street as amended. Mr. Weston Seconded and the motion carried 3 -0 -0. 26 Haven Street, Pamplemousse — Minor Site Plan Review Ms. Wilson told the CPDC that the application before the CPDC is for a wine and food specialty store called Pamplemousse. The location is at 26 Haven Street, which is located within the newly constructed Oaktree Building. This space is the one closest to 2 Haven Street. Ms. Diane Manahan, owner of Pamplemousse summarized the proposed project. She told the CPDC her store will sell fine winds, craft beers, gourmet foods, seasonings, jellies, etc. There will be no tobacco or lottery sales. They also plan to have prepared foods to take home and heat up. There will be no seating. She also intends to sell kitchen gadgets or other items for the kitchen. The fit -up will consist of the construction of three walls. They intend to keep the ceilings open except for the kitchen area where there will be a drop ceiling. The plan calls for a coffee and cheese bar which a soffit will be installed above. A soffit will also be installed in front of the storefront windows. Mr. Weston asked how patrons will enter. Ms. Manahan replied that they will encourage patrons to enter from the front, but that there will be the rear access door. Mr. Adams expressed concern over the window sign designs. Ms. Manahan replied that they will be modifying the design so that it will be more of a band. Ms. Wilson reminded the Applicant they are only allowed to cover 30% of the window. He then asked about the view of the cash wrap. His concern was that you would be able to view the ribbons, boxes, bags, etc. associated with the work space. Ms. Manahan replied that the registered is well stored and organized. Mr. Hansen wanted additional clarification about the kitchen. Ms. Manahan told the CPDC that a chef will come in about 3 times a week to make prepared foods. These foods will be stored in the cooler, available for patrons to purchase and take home and heat up. The CPDC questioned the licensing requirements. Ms. Delios indicated that all the licensing would be handled through the Board of Selectmen. Mr. Hansen questioned the use of different designs for the wall sign and blade sign. Ms. Manahan replied that the wall sign is a more modern look which fits the building better. Ms. Wilson asked about how trash will be handled. Ms. Manahan replied that there are about 6 -8 bins in the trash room which are for the use of Pamplemousse. They will be removed approximately 3 times a week, along with the recycling. Deliveries will occur throughout the week. It is anticipated that a larger Page 5 of 7 CPDC Minutes of 5/6/2013 delivery via 18- wheeler will occur once a week. Smaller deliveries will occur via box trucks throughout the week. Ms. Manahan also indicated they have two spaces in the garage for employee parking and they hope to receive a blue zone pass for the days they will need to have a third employee at the store. Ms. Wilson told the CPDC that the signage proposed by the Applicant is a bit larger than what was approved by the Master Signage Plan. Ms. Manahan told the CPDC that each letter for the wall sign would be individually attached to the building. The CPDC discussed the proposed signage and colors. Mr. Weston felt the signage worked well with the building. However, he wanted to ensure the blade sign was not installed higher than what is necessary. Mr. Hansen recommended that the color and material be submitted for Town Planner approval to ensure the color is consistent with the proposed drawing. The CPDC reviewed the draft decision. Mr. Tuttle moved the CPDC to approve the Minor Site Plan Review decision for Pamplemousse at 26 Haven Street, as amended. Mr. Hansen seconded and the motion carried 4 -0 -0. 2 Haven Street — Master Signage Plan Modification The property management company would like to modify the existing Master Signage Plan to allow for blade signs. Currently, there are only wall signs at the property for the commercial tenants. Ms. Ann DiCicco told the CPDC the signs will be approximately 2 inches thick and be carved and painted gold. The blade signs will be held by the bracket approximately 42 inches from the building. Ms. Lynne Kelly, representing the property management company, indicated that the blade signs would be in between the gooseneck lights. Mr. Tuttle reminded the CPDC and the Applicant that signs cannot extend higher than the sills of the second floor windows. Mr. Weston also added that if they are too high then they lose the pedestrian scale and appear to be designed more for vehicles. Ms. Kelly replied that the style of the bracket limits where the sign can be located as it will not fit in the existing sign band. The bracket was selected because it matches the colonial style of the building. Mr. Weston agreed it fits the decor, but the placement goes against the intent of blade signs, which were for pedestrian, not vehicles. Mr. Adams said that blade signs are encouraged and likes the uniqueness blade signs can provide. However, the proposed blade signs for this building are essentially all the same. He felt that this was a missed opportunity to do something different and unique. Mr. Tuttle noted that in the original Master Signage Plan, logos were prohibited. Mr. Weston felt that it should be changed. Mr. Adams agreed, noting that if the logos are prohibited, then the signs would really lose any sort of uniqueness. The condition to prohibit logos was modified to allow logos on the blade signs only. It was also clarified that there is a total of 22 wall signs and 4 blade signs. Page 6 of 7 CPDC Minutes of 5/6/2013 Mr. Tuttle moved the CPDC to approve the Certificate of Appropriateness and Modification for the Master Signage Plan at 2 Haven Street. Ms. Kelly told the CPDC that one of the wall signs is proposed with a logo. Ms. Wilson noted that the CPDC would have to approve the wall sign so that the Building Inspector would approve the sign permit. The CPDC agreed to approve the logo of Hurley Shah's wall sign. The motion was seconded after the friendly amendment and carried 4 -0 -0. Planning Updates Town Manager Retirement — Ms. Delios dropped off flyers regarding some of the happenings for the Town Manager retirement. Medical Marijuana — The Board of Selectmen will take the next step for the Medical Marijuana By -law. Wakefield is challenging the AG Decision. Artis Senior Living Center — The Applicant is going to move forward with the application to the ZBA. Housing Plan — We received a few comments from the State and have to make two minor adjustments to the plan. It will then be re- submitted for final approval. Zoning By -Law Update — The budget was approved at Town Meeting which will allow for a re -write of the Zoning By -Law. It is good to start thinking about how to proceed with the process. The CPDC should be integral and we should also seek input from other Boards /Committees who may struggle with certain issues in the by -law. Approval of Minutes The CPDC reviewed the minutes from the April 8, 2013 meeting and suggested minor edits. Mr. Tuttle moved the CPDC to approve the minutes from April 8, 2013 CPDC meeting as amended. Mr. Hansen seconded and the motion carried 3 -0 -1 (Mr. Weston abstained). Adjournment 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, Jessie Wilson Recording Secretary Page 7 of 7