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HomeMy WebLinkAbout2012-11-05 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 November 5, 2012 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: Eilean Wilkes, 10 Governors Drive Carol Terriciano, 5 Governors Drive Diane Feely, 18 Governors Drive Donna Shindelnian, 16 Governors Drive Lauren Dalis, 4 Governors Drive Chris Dalis, 4 Governors Drive Taylor Mandell, 66 Middle Street Ray Aho, Ipswich NH Lori Haverty, 1 General Way Julie McCarthy, 1 General Way George Zambouras, Reading Town Engineer There being a quorum the Chair called the meeting to order at 7:34 PM. Planet Fitness, 275 Salem Street — Minor Site Plan Review Mr. Hansen read the meeting notice. Ms. Delios summarized the proposed project which includes the fit - up of a tenant space at 275 Salem Street for Planet Fitness. The original site plan was reviewed in 1987 and the plans identified REI and a coffee shop. REI is located at one end of the plaza and Dunkin Donuts currently occupies the space at the other end. Planet Fitness will be located in the middle. The space was formerly occupied by the Registry of Motor Vehicles. When the site was originally developed, it was planned that a supermarket would occupy the space. The space is a little over 17,000 square feet. The Applicant proposes to remove the existing panels on the storefront and replace it with glass. Due to the proposed improvements, the Planning staff determined that this project would fall under Minor Site Plan Review. DRT notes were included in the submission package to the CPDC as well as a memo from the Town Engineer. That memo recommended a traffic study be submitted for the proposed use to ensure that site circulation and safety were evaluated. Ms. Delios could not find the original traffic study, if one was ever completed, but she was able to find a letter from the 1990's from the Chief of Police which indicated that a traffic signal at Bay State Road was not warranted. Page 1 of 5 CPDC Minutes of 11/5/2012 Mr. Taylor Mandell, the Applicant for Planet Fitness told the CPDC that his other facilities operate with peak times at 6 -9 AM Monday — Friday with an average of 110 patrons during that time period. The average evening peak time is from 5 -7 PM Monday- Friday with an average of 113 patrons during that time frame. Mr. Weston asked if any site work was proposed. Mr. Mandell replied no and confirmed the work will include the replacement of the existing panels with glass, signage, and rearranging the door entrances. He also noted they intend to use 3M reflective film on a portion of the windows where the proposed tanning area will be located. Mr. Weston asked about trash removal. Mr. Mandell replied that trash will be collected in the existing dumpster at the rear of the site. There are also provisions for recycling. He also noted that the Health Director recommended they enclose the dumpster. Mr. Adams asked how often trash will be removed. Mr. Mandell said that trash will be removed once a week. Dunkin Donuts dumpster is located at the northwest corner of the site. The CPDC discussed traffic and parking impacts. Mr. Weston said that the CPDC needs to look at the site as a whole, but this is a great shared parking situation. Mr. Safma noted that based on the square footage and zoning requirements, the site has enough parking. Ms. Delios reviewed the original site plan which required 177 spaces and the developer has provided 204. There was discussion about how the parking lot is used by the restaurant across Salem Street as well as the Goddard School. Mr. Weston asked if there was a formal agreement for the Goddard School to use parking spaces in the lot. Mr. Tuttle was unsure, but did not recall if it was a condition of the site plan approval. Mr. Weston agreed that from a zoning perspective, there is not an issue, but they need to evaluate the site from a functional perspective. Mr. Hansen asked if there were reserved spaces for any of the retailers. Mr. Weston replied that in the past there were spaces that indicated parking for Dunkin Donuts only, but they may no longer be there. Mr. Tuttle also said that when the registry was located here, they had reserved spaces for the road test vehicles. Mr. Adams asked about the capacity limits. Mr. Mandell replied that if every machine was being used, they could house over 150 people, but typically there are no more than 50 -60 members in at one time. Mr. Adams opened the meeting to the public. Ms. Donna Shindelnian of 16 Governors Drive expressed concern for the proposal. Her primary concerns were related to traffic on Salem Street, noting that in the morning it is backed up to the rotary and it is difficult to get out onto Salem Street from Governors Drive. She also expressed concern with the parking and that there are times when the lot is full and cars are parked on Governors Drive. It is especially difficult when REI has sales. Ms. Laurie Haverty — Trainer at the Reading Athletic Club (RAC). Ms. Haverty told the Board the RAC is a community gym and parking is never a problem at their location. She felt that Planet Fitness is not going to be part of the community like the RAC has been in the past. Mr. Adams reminded the public that they are reviewing the site plan application. Mr. Weston agreed, and explained that there are a number of uses that are allowed by right. A property owner can use their Page 2 of 5 CPDC Minutes of 11/5/2012 property by right so long as it is zoned appropriately. In this case, the property owner is choosing to work with Planet Fitness, which is an allowed use in this zoning district by right. The CPDC cannot stop a gym from coming to Reading, regardless if there are other gyms in town. The CPDC reviews the impacts of the proposed allowed use. Mr. Safina added that there are certain uses that are exempt from zoning such as the Goddard School and all that the CPDC can assess is parking. Ms. Eilean Wilkes of 10 Governs Drive also expressed concern. She would like to see more data presented so that traffic impacts are properly assessed. Ms. Shindelnian agreed and would recommend that the entire parking lot be re- configured. Ms. Diane Freely of 18 Governors Drive told the CPDC that cars parked on both sides of the street when the registry was there. It presents a challenge for emergency vehicles and can also be a safety issue. She was also concerned about the proposed lighting. Mr. Weston asked if people still park on Governors Drive. Ms. Shindelnian replied that cars park there mostly when REI has a sales event, and that they do it even now when the registry is not there. Mr. Safina said that the majority of the traffic on Salem Street is because it is a cut - through to avoid Route 128/95. Mr. Weston agreed that adding 50 -60 vehicles a day onto Salem Street for the use of Planet Fitness will not be a big impact on traffic. However, parking is something that needs to be considered. Ms. Safina agreed, however the lot has the spaces to accommodate the use. Mr. Tuttle asked why the traffic light installation never moved forward. Mr. George Zambouras, Town Engineer replied that it is not warranted but that the Town is proposing a pedestrian warning signal at this location. Mr. Tuttle reminded the public that they lose control once a road is under MassDOT jurisdiction. In addition the Board of Selectmen (BOS) are the Roadway Commissioners. The CPDC can make recommendations to the BOS. Mr. Zambouras replied that the residents could petition the BOS for a traffic light. Mr. Zambouras also told the CPDC that he feels that parking circulation should be evaluated. A full traffic study is not needed, but impacts should be assessed at least in a limited fashion. Mr. Weston questioned the hours of operations. Mr. Mandell replied that they are being encouraged by Planet Fitness Corporate to have all new facilities be a 24/7 operation. However, they will not be seeking approval for 24/7, but they will be petitioning the BOS for early opening. Currently, the Town of Reading General By -Laws limit retail hours from 6AM to midnight. Mr. Mandell said they would like to open at 5AM and close at IOPM. The Board continued to discuss the parking lot and impacts associated with traffic. Mr. Weston suggested that Planet Fitness engage a traffic consultant to evaluate peak parking occupancy, turning movements and sightlines on the northern driveway and evaluate the option of making it one -way (entrance only). This should not be a full on traffic study, but the Board would like to know how the parking lot operates when it reaches 85% occupancy. Ms. Carol Terriciano of 5 Governors Drive asked if the lights will be left on all evening. Mr. Mandell replied they will be on a timer. A question was asked about the lighting for the wall sign. Mr. Adams said that clarification on lighting is needed. Mr. Mandell asked the CPDC for some additional guidance on preparing the required traffic information. It was suggested he coordinate with the Town Engineer and then have the material prepared for the next CPDC meeting on November 26th Page 3 of 5 CPDC Minutes of 11/5/2012 The CPDC reviewed the proposed sign application from Planet Fitness. The sign will be 3 -inch deep fabricated metal letters. The existing lighting will be replaced. It was not clear on the plans as to what the lighting will consist of and Ms. Delios requested the Applicant submit a cut sheet of the proposed lighting. It was agreed that the signage will also be reviewed again at the next meeting. Mr. Weston also pointed out that the Applicant should identify on the plans where the dumpster is to be located and provide a detail on the enclosure. It would also be helpful to show the other tenant's dumpsters to ensure that the truck can maneuver into the space on collection date. The last item discussed was the windows. Mr. Ray Aho, the General Contractor said they can use a spandrel glass and not the 3M film. It gives you the same effect and does not void the warranty on the window as the 3M film would. The CPDC agreed that method would be fine, just make sure the plans detail the selected method. The Applicant agreed and will revise the submission to be reviewed at the November 26a' meeting. Draft Housing Plan Ms. Wilson told the Board that the draft will be presented to the BOS on Tuesday, November 20, 2012. It would be ideal to hold a joint meeting to review and comment on the plan. Ms. Delios agreed, noting that we do need approval from the CPDC and BOS. Mr. Weston questioned whether the plan should suggest having mixed use on south Main Street. He does not think it would be best for Reading and that south Main Street will always be an automotive commercial node. Mr. Tuttle stated that south Main Street has some residential nodes and that to some extent is already mixed. Mr. Adams agreed that he would like to see more commercial along south Main Street. Mr. Weston also pointed out that Reading's infrastructure seems to have the capability for more development, but that the primary issue is lack of buildable land. Mr. Adams suggested that the town investigate tax incentives to deed restrict properties. Mr. Weston agreed, stating that most housing efforts were to create more housing and that focus should also be placed on existing housing and how to convert some of those units to meet the criteria for affordable. Ms. Delios said there are a few 40Bs which have been discussed that may move forward, and there is some discussion about modifying the 40R district. Mr. Safina was concerned with expanding the 40R district and that we should not over develop affordable units if there is uncertainty in how 40B is regulated. The CPDC requested additional time to review the draft. Ms. Wilson will place it on the CPDC agenda for November 26"'. Planning Undates ICM Retail Web Conference — The Town will broadcast the web conference so that the CPDC and members from the EDC could attend. It will be on Thursday, November 8, 2012 at 1 -3PM. DHCD Retail Visioning Workshop — Ms. Delios told the CPDC that the workshop was well attended by Planners from across Massachusetts. Page 4 of 5 CPDC Minutes of 11/5/2012 Calareso's Site Visit — Ms. Wilson suggested the site visit to follow up with the fencing will be scheduled for November 14, 2012 at 7:45 AM. Approval of Minutes Mr. Tuttle moved the CPDC to approve the minutes from the September 24, 2012 CPDC meeting as presented. Mr. Hansen seconded and the motion carried 4 -0 -1 (Mr. Safina abstained). Mr. Tuttle moved the CPDC to approve the minutes from the October 15, 2012 CPDC meeting as presented. Mr. Hansen seconded and the motion carried 5 -0 -0. Adiournment On a motion by Mr. Tuttle, seconded by Mr. Weston, the CPDC voted to adjourn at 10:35 PM by a vote of 5 -0 -0. Respectfully Submitted, Jessie Wilson Recording Secretary Page 5 of 5