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HomeMy WebLinkAbout2013-02-25 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 25, 2013 Location: Selectmen's Meeting Room Time: 7:30 PM CPDC Members Present: Charlie Adams, Chair; John Weston, Nicholas Safina, David Tuttle, and Jeff Hansen Also Present: Jean Delios Town Planner /Community Services Director and Jessie Wilson, Staff Planner and Recording Secretary Others Present: Dan Mills — MDM Transportation Consultants Rick Camuso — 33 Lynn Village Way, Reading Bill Camuso — 2 Adams Road, Boxford Frank Sawin — 1 Fern Lane, Lynnfield Patricia Lincoln - 10 Windmill Lane, Atkinson, NH Josh Latham — Latham & Latham Chris Sparages — William & Sparages George Zambouras — Town Engineer William Buck — Annemarie Associates Virginia Adams — Reading There being a quorum the Chair called the meeting to order at 7:35 PM. 87 Walkers Brook Drive, Shell Station and Proposed Dunkin Donuts with Drive -Thru — Public Hearing, Site Plan Review Mr. Hansen read the public hearing notice. Mr. Adams summarized the public hearing procedures noting that the CPDC will hear from the Applicant, then hear from Staff, then have a board discussion, and then open up for public comment. Ms. Delios told the CPDC that 87 Walkers Brook Drive is currently occupied by a 24 -hour Shell Station with a convenient store. The proposal calls to renovate the building to accommodate a Dunkin Donuts operation that will include a counter service (no seats) and also a drive -thru. To accommodate the drive - thru, the building will be expanded slightly and the parking lot re- configured. As mentioned, the site currently holds a 24 -hour operating license from the Board of Selectmen (BOS). Ms. Delios added that they would need to seek approval for a modification to that license to include the Dunkin Donuts operation. Page 1 of 7 CPDC Minutes of 2/25/2013 Mr. Josh Latham, the attorney representing the Applicant, provided a summary of the proposal. He noted that the site has been a gas station since at least 1969 and the improvements include the addition of a Dunkin Donuts counter service and drive -thru. The property is not located near any residential districts. An office building is located to the east of the site and a parking lot for that property is located directly south of the site. To the west of the site there are wetlands and to the north is Walkers Brook Drive. As the Town Planner indicated, the site does hold a 24 hour license from the BOS which will need to be modified to include the proposed uses. The drive -thru will consist of a queue lane and a bypass lane. Parking which was located on the east will be shifted primarily to the western side of the site. The Applicant is also seeking a waiver of the loading requirement as they can control the time of deliveries and trash removal. They will also file separately for a Master Signage Plan. Mr. Chris Sparages, Project Engineer with Williams & Sparages provided more information regarding the proposed site plan. The existing property is approximately 28,000 square feet and consists of two driveways. The entrance driveway is on the westerly side and the exit driveway is on the easterly side. Patrons of the existing Shell Station will enter the site through the westerly driveway and use the pumps and /or circle around the building to then exit via the easterly driveway. The proposal calls for a re- configuration of the site and re- alignment of the parking. The proposed parking spaces on the westerly side will be angled and a handicap space is proposed near the front of the building. To accommodate the new uses, the building will expand with the addition of a cooler unit at the rear of the building. In addition, there will be two drive -up windows that will be "bumped out" on the easterly side of the building. The drive -thru will consist of a queue lane and a bypass lane. Each lane will be 12 -feet in width. The two drive -up windows will allow for easier transactions during busy times allowing more complicated orders to queue at the second window, while simpler orders continue through the drive -thru using the first window. There are 8 spaces at the pumps which were not counted towards the parking allotment per comments from the DRT. The floor plan was re- reviewed and parking requirements were derived using net floor area for the Dunkin Donuts and gross floor area for the office and convenient store space by the applicant. They determined that 20 parking spaces are required and staff will review this requirement. The project is located within the 100 -foot buffer zone of wetland resource areas and partially within the 200 -foot Riverfront Area associated with Walkers Brook. In addition, portions of the site are located within the 100 -year floodplain. Mr. Sparages told the CPDC that the project team met with the Conservation Administrator and the Conservation Commission who agreed the project qualifies as a Minor Project under their regulations. However, they did require that a 2 -foot gravel strip be provided between the parking lot and the wetland resources on the westerly side of the site. This has been proposed on the site plan. No further review with Conservation is required. Proposed landscaping on site will be minor. There are two landscaped areas created from the drive -thru configuration which will provide opportunity for landscaping. They are proposing low growing shrubs. The only proposed lighting includes the addition of a twin shoe -box style pole light at the rear corner of the property where there was minimal light. The building fagade will be maintained as much as possible. The easterly elevation will be modified to include the drive -thru windows. Awnings are proposed above the windows and will be brown in color as to not allow light to pass through and create a glow. The bump -outs for the drive -thru windows will be painted fiberboard in the same family of colors as the awnings. The two windows on the easterly fagade Page 2 of 7 CPDC Minutes of 2/25/2013 near the rear of the building will be replaced with spandrel glass to prevent a view into the restaurant equipment. The proposed cooler at the rear of the site will be painted beige. Mr. Dan Mills, Traffic Engineer with MD Transportation Consultants provided information regarding the traffic analysis. He told the CPDC the analysis looked at traffic volumes, crash data and level of service of the existing driveway. The analysis also included an evaluation of a similar site in town. It is anticipated that there will be approximately 300 more trips in the weekday morning peak time and approximately 52 additional trips for Saturday midday peak time. The drive -thru capacity is designed to accommodate 12 vehicles, but can actually accommodate 16 vehicles before the queue backs out onto Walkers Brook Drive. The second drive -thru window should also help alleviate any back -up queue onto Walkers Brook Drive. Mr. Tuttle pointed out the abundance of parking spaces at the adjacent Aristonic building and that the Applicant should consider a parking arraignment with them. Mr. Tuttle also asked how employees of that building get out of their site. Mr. Latham replied there are some cross - easements on the property. The property was subdivided and an easement was reserved for the exiting patrons of the Shell Station and an easement reserved for the Aristonic's personnel to enter the site. Mr. Weston asked if the drive -thru lanes would be painted. Mr. Sparages replied yes. Mr. Adams asked why vehicles were directed around the Shell Station building and could not go straight back to the parking lot. Mr. Sparages replied that there is a guardrail separating the property as well as a chain link fence. Mr. Safina expressed concern that there could be sightline issues with the users of the bypass lane and the personnel exiting the Aristonic's site. Mr. Zambouras also expressed concern with the language of the easement and how the proposed "do not enter" sign can be accommodated with future ownership. Mr. Latham replied they can perform more research on the easements. Mr. Safina was also concerned that the queue at the pumps could have the possibility of blocking the drive -thru access. He also asked what the plan was for deliveries and loading. Mr. Weston added that restricting deliveries does not necessarily solve the problem. He asked if the angled spaces were designed such that a vehicle backing up could exit properly. Mr. Sparages replied that it does depend on the angle. Ms. Patricia Lincoln, owner of the proposed Dunkin Donuts franchise, told the CPDC that they typically get deliveries twice a week and then a box truck every morning for donuts. The deliveries can be scheduled if needed. Mr. Sparages indicated that an 18- wheeler can maneuver around the building in the existing condition. Mr. Zambouras replied that the new islands around the menu boards may impact the truck's maneuverability. Ms. Delios asked if the building next door was fully occupied. Mr. Frank Sawin replied that it is only 50% occupied. He also indicated they would be open to evaluating shared parking opportunities. Mr. Safina asked where the fuel truck parks. Mr. Camuso, Shell Station owner, replied they park next to the canopy, perpendicular to Walkers Brook Drive. Ms. Safina pointed out, that this could block the handicap space. Mr. Adams asked if the Applicant has prepared a formal response to staff comments. Mr. Latham replied no, and they recognize there are some necessary plan changes. Mr. Adams also asked for more Page 3 of 7 CPDC Minutes of 2/25/2013 information regarding the interior of the building. Ms. Delios also added that she had some questions about how the walk -up counter would work, and how the windows would be impacted. Mr. Camuso replied that they do not intend to block the windows up front and if there is shelving to be located there, it would be only be up to the bottom of the windows. Mr. Sparages describes the interior plan in more detail to the CPDC. It was verified that the bathrooms will be renovated and there will be no tables for the proposed Dunkin Donuts. Mr. Weston asked for more information on the lighting plan. Mr. Sparages replied that the lighting analysis indicated a lack of illumination at the rear of the site. As such, they are proposing a twin shoe box light pole. They will investigate if this can accommodate the delivery truck movements. Mr. Weston did indicate that the Town does have regulations regarding light spilling over to adjacent properties. It would be helpful to see the existing and proposed lighting to ensure there are no increases of illumination on the adjacent property. Mr. Sparages added that there is fluorescent lighting under the eve of the existing building. They also proposed lighting under the two awnings to be placed above the drive -thru windows. Mr. Weston asked if the menu board will be illuminated. Mr. Sparages replied yes, it would be backlit. Mr. Adams invited comments from the public. No comments were received. Mr. Adams summarized a list of follow up items which will need to be addressed prior to closing the public hearing. They include: - Addressing the loading and delivery issue. It would be best to identify a designated space for deliveries. - Additional look at the potential safety issues with the bypass lane. - The traffic analysis should include other comparables on queues and address some of the items in the Town Engineer memo. - A formal response to the planning staff memo. - Provide turning movements for the parking /deliveries. - Provide more details on the cross - easements. - Updated lighting and fixtures plan. Mr. Tuttle moved the CPDC to continue the Public Hearing for Site Plan Review for 87 Walkers Brook Drive, to March 18, 2013 at 7:30PM. Mr. Hansen seconded and the motion carried 5 -0 -0. Sailor Tom Way — Bond Reduction Request Mr. Zambouras told the CPDC that the developer has completed a substantial amount of work for the project and is recommending the bond be reduced to $66,649.00. The CPDC reviewed the Town Engineer memo and request for reduction. Mr. Tuttle moved the CPDC approve the release of $204,132.50 from the bond for the completion of Sailor Tom Way and establish a new bond in the amount of $66,649.00. Mr. Hansen seconded and the motion carried 5 -0 -0. Page 4 of 7 CPDC Minutes of 2/25/2013 10 Pierce Street, Oran Pipe Place — SiSnne Approval Ms. Wilson told the CPDC that per a condition of the Site Plan approval, all signage needed to be reviewed /approved by the CPDC. The Applicant has presented a plaque design for the building which does not require a building permit, but does require approval from CPDC prior to installation. Mr. William Buck, property owner told the CPDC that the primary question was where to locate the sign on -site. He met with the Historical Commission on the matter and it was suggested the plaque be mounted on the building due to the possibility of vandalism. The Historical Commission also helped with the proposed language and design of the plaque. Mr. Tuttle questioned why they couldn't put the plaque near the walkway. Mr. Buck explained that it would have a high risk of vandalism. Mr. Tuttle moved the CPDC determine the proposed bronze plaque on the southeast corner of the building will satisfy Condition #1 "Prior to Certificate of Occupancy" on signage. Mr. Safina seconded and the motion carried 5 -0 -0. Zoning Map Update — Review and Discuss Town Meeting Warrant Article Mr. Zambouras told the CPDC that staff met with Town Counsel and received an opinion on how to move forward. He also mentioned that it can be done under one public hearing. Mr. Weston asked how this would be presented to Town Meeting. Mr. Zambouras replied that maps will be prepared that will show the gross drafting errors and then also provide an example of the smaller errors. Mr. Tuttle asked if there will be a detailed set of the changes. The concern is that a Town Meeting member, or resident may want to know where the errors are. Mr. Safina suggested a marked -up map be provided which indicate the changes. Mr. Adams also suggested a list be provided. The CPDC reviewed the draft article. Mr. Tuttle questions the language for "as amended ". Mr. Zambouras replied that it is in there to include future zoning amendments that may also require changes to the map. For example, if another overlay district is adopted into the zoning, then the map would need to be revised. The map would list the approval date, which in this case will be April 8, 2013 and then any subsequent revisions. Ms. Delios also told the CPDC the draft article was approved by Town Counsel and it was also emailed to the AG's office for a preliminary review. The CPDC suggested some minor edits to the language. Mr. Tuttle moved the CPDC recommend the proposed article for inclusion on the Town Meeting warrant for annual town meeting as amended. Mr. Safina seconded and the motion carried 5 -0 -0. Planning Updates Ms. Delios told the CPDC that Perfecto's will be submitting revised plans that reflect changes in the interior of the second floor. In the Site Plan Review decision, the second floor was to be used for storage, office and a bathroom. The Board of Appeals Special Permit indicated the second floor was to be used for storage. The proposal now calls for additional kitchen equipment to be located on the second floor for production and kitchen use. Due to this change in uses, the parking tabulation table is incorrect. The plans reviewed by the CPDC in January reflect parking tabulations based on the second Page 5 of 7 CPDC Minutes of 2/25/2013 floor being storage. This will now change. However, it does appear they have enough, but this could change site operations. Mr. Safina asked if the building will have sprinklers. Ms. Delios replied that fire would review the plans to determine fire suppression requirements. Mr. Tuttle was concerned with the potential smells impacting the adjacent residential zone. Ms. Delios also reminded the CPDC about the Vacant Properties bylaw and how the Owner is now in violation of those standards. However, the Town is working with the property owner and keep the project moving forward. Off - Premises Signs — The Town Manager will be bringing a potential warrant article to the BOS tomorrow evening. The proposal calls for eliminating off - premises signs altogether. Eric's — The proposed Assisted Living Facility was before the Board of Appeals, but was continued as a portion of the property may not benefit from the "non- conforming by- law ". Bare Meadow Residences — There have been a lot of inquiries about this project, however the Applicant has not filed any new. plans. Jiffy Lube — They will be going before the Board of Appeals to seek approval to move their wall sign from the rear of the building to the front so that it faces Main Street. Drop Boxes — Four drop boxes have been removed from properties in violation of zoning. Mr. Zambouras told the CPDC that the attorney working on the sale of lot 15 of Kurchian Lane indicated the registry will not accept a lot release for all lots. They are requesting separate certificates for each lot and neither the buyer nor the seller wants to pay for it. However, the CPDC may vote to confirm the release of specifically lot 15 which would help move the sale forward. In doing so, they may have to do that for each lot as sales occur in the future. The CPDC requested it be a formal agenda item for March 4, 2013. Ms. Wilson reminded the CPDC to review the Local Energy Action Plan prepared by MAPC, and would like to solicit comments at the next meeting. Approval of Minutes The CPDC reviewed the minutes from the January 24, 2013 meeting and suggested minor edits. Mr. Tuttle moved the CPDC to approve the minutes from the January 24, 2013 CPDC meeting as amended. Mr. Hansen seconded and the motion carried 5 -0 -0. The CPDC reviewed the minutes from the February 11, 2013 meeting and suggested minor edits. Mr. Tuttle moved the CPDC to approve the minutes from the February 11, 2013 CPDC meeting as amended. Mr. Weston seconded and the motion carried 5 -0 -0. Adjournment Page 6 of 7 CPDC Minutes of 2/25/2013 On a motion by Mr. Tuttle, seconded by Mr. Weston, the CPDC voted to adjourn at 10:40 PM by a vote of 5 -0 -0. Respectfully Submitted, Jessie Wilson Recording Secretary Page 7 of 7