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HomeMy WebLinkAbout2012-11-26 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 26, 2012 Location: Selectmen's Meeting Room Time: 7:30 PM CPDC Members Present: Charlie Adams, Chair; John Weston, Nicholas Safna, David Tuttle, and Jeff Hansen Also Present: Jean Delios Town Planner /Community Services Director and Jessie Wilson, Staff Planner and Recording Secretary Others Present: Eileen Wilkes, 10 Governors Drive Carol Terriciano, 5 Governors Drive Diane Feely, 18 Governors Drive Donna Shindelnian, 16 Governors Drive Taylor Mandell, 66 Middle Street Philip Wood, 970 Union Street, Rockland MA Michal Moynihan Krista Piccadaci - Manaog There being a quorum the Chair called the meeting to order at 7:35 PM. Planet Fitness, 275 Salem Street — Minor Site Plan Review Planet Fitness had some outstanding items from the previous meeting held on November 5, 2012. Ms. Delios provided an update as to the status of those items as summarized in the Planning Memo. The primary items were the traffic study, which was included in the materials to the CPDC and prepared by GPI. GPI reviewed the shopping plaza as a whole using the national benchmarks to assess the traffic movement and circulation on the site. In summary, there were no issues identified by GPI related to traffic and parking on the site. Mr. Adams noted the Town Engineer has also provided a memo which agreed that the traffic study was sufficient. The CPDC discussed the traffic study. Mr. Tuttle said that if REI has a sale, that it would increase the demand for parking, but that it is not necessarily a zoning issue. Mr. Weston felt that it may be a zoning issue as they have reviewed the issue of temporary events in the past. Mr. Hansen noted that the study lacked information on maneuverability. Mr. Weston agreed noting that there may be queuing issues from vehicles entering and exiting the site at the northern driveway. Mr. Tuttle said that the traffic island should be removed. Mr. Safina questioned the traffic study's recommendation to keep plantings low along Salem Street. The question is whether the landscaping is on the site or within the roadway layout. Mr. Adams noted that it would be a site issue and not necessarily Planet Fitness issue as the tenant. The CPDC agreed that the parking layout in front of 275 Salem Street is not the most ideal, in particular the angled parking. It was suggested that the Applicant have a conversation with the landlord to re- evaluate those spaces as it may be in Planet Fitness best interest. Page 1 of 5 CPDC Minutes of 11/26/2012 Ms. Eileen Wilkes of 10 Governor's Drive, expressed concern that the property owner is not being held responsible. Mr. Adams replied that the property is properly zoned for this type of use and the parking study indicated there are no issues. The property owner is in compliance, but agreed there could be room for improvement. Mr. Weston did not believe that the traffic would queue out onto Salem Street, but it may be beneficial to have a review in six months. Mr. Safina suggested the Applicant return in a year. Mr. Taylor Mandell said they would likely be in full operation in a year. Mr. Adams discussed the issue with the dumpster. Mr. Mandell replied that the dumpster will be fully enclosed with a vinyl fence. There was some discussion regarding Dunkin Donuts dumpster location. Mr. Mandell indicated he is going to have a conversation with Dunkin Donuts to see if they can relocate the dumpster closer to their space. The storefront was also discussed. Mr. Mandell indicated they decided to go with a spandrel window system in front of the tanning area in lieu of the 3M film. The revised plans submitted show the spandrel system. Mr. Adams asked about the mezzanine. Mr. Mandell said that is was identified and that a second means of egress was provided. Ms. Donna Shindelnian of 16 Governor's Drive questioned the difference between traffic study and traffic assessment. Mr. Weston explained that what GPI provided was a traffic assessment which is less involved than a traffic study. A traffic study looks at turning movements and a computer model assesses the level of service for an intersection and signal. If GPI did complete a traffic study, it would have focused more on turning movements and we were interested in parking and site circulation. Ms. Shindelnian was concerned that the assessment did not specifically reference the early morning hours. Mr. Weston replied saying that a lot of the information in the assessment is reliant on the ITE numbers and the generation rates are based on sites which may not match exactly to this site. However, if you look at the number of trips that pass by the site, it would be hundreds, so even if the AM trips were off by 30 vehicles, it would not affect the operation of the intersection. Ms. Wilkes stated that they are concerned about the entering and exiting of the side streets. Ms. Shindelnian was also concerned that in six months a re- assessment will not be done and that nothing will result of it. Mr. Mandell replied that he is not allowed to do any site improvements regardless, unless the landlord provides permission. Mr. Adams clarified that the Application to the CPDC from Planet Fitness indicated they were not doing any site improvements. This is for narrative purposes to inform the CPDC of the project.Mr. Tuttle also stated that from a regulatory point of view the CPDC cannot say they do not like the project whenit complies with the required regulations. Mr. Weston said the CPDC does not have jurisdiction over the roadways. He suggested that if the abutters are still concerned about safety issues, then they should continue to document them and inform the police. The CPDC discussed the outdoor sales at REI. Mr. Tuttle suggested the Planning Staff inform REI those outdoor events must be approved in advance. The concern was that with Planet Fitness occupying the space, the parking demand will increase. If REI has outdoor sales that were not approved, it could cause additional parking issues and potential safety issues. Ms. Wilkes also told the CPDC that the Dunkin Donuts delivery truck pulls into Governor's Drive and then reverses over Salem Street into the northern driveway of the site. Mr. Weston replied that for projects which involve the entire site, they can review deliveries and in some cases limit the size of the delivery truck. However, since this site was reviewed several years ago, they cannot condition certain size trucks deliver goods to the site. However, the Page 2 of 5 CPDC Minutes of 11/26/2012 abutters can reach out to the BOS regarding this issue. Ms. Shindelnian provided the CPDC with a letter summarizing the concerns of Governors Drive residents. The CPDC reviewed the draft decision and included a condition that the Applicant return in 11 months to discuss traffic and parking, in particular the angled parking in from of 275 Salem Street. Mr. Tuttle moved the CPDC approve the decision for Minor Site Plan Review for Planet Fitness at 275 Salem Street as amended. Mr. Weston seconded and the motion carried 5 -0 -0. Ms. Delios told the CPDC that the landlord improvements to the building were approved under Minor Site Plan Review by Town Planner Administrative Approval. However, the scope of that project has expanded and they need to replace the rooftop mechanicals. Ms. Delios felt the CPDC should review this request and determine if it can be reviewed administratively through the Town Planner. The CPDC reviewed the drawings and narrative submitted by the General Contractor, Philip Wood. Mr. Tuttle moved the CPDC that the proposed changes on the roof of 275 Salem Street qualify for administrative approval by Town Planner. Ms. Safina seconded and the motion carried 5 -0 -0. The CPDC reviewed the sign application from Planet Fitness. Ms. Wilson indicated that the proposed face for the free - standing sign was increased in size since Dunkin Donuts will not be using a space on the sign. Sign lighting was discussed and it was noted that sign lighting in Business B zoning districts may remain on after the close of business. However, the CPDC agreed that the condition on lighting should be consistent with the decision for REI. Ms. Delios will ensure the condition for lighting is consistent. Mr. Tuttle moved the CPDC to approve decision for the Certificate of Appropriateness for the proposed signage at 275 Salem Street as amended. Mr. Safina seconded and the motion carried 5- 0-0. Meadow Brook Golf Club, 292 Grove Street — Special Permit for Free - Standing Sign Ms. Wilson told the CPDC that the Applicant has submitted a request for a Special Permit for a free- standing sign. The sign already exists and was installed without a permit. In order to be in compliance with current zoning, the Applicant must obtain a Special Permit for a free - standing sign in a residential zone. Mr. Michael Moynihan of Meadow Brook Golf Club, told the CPDC he thought the sign would be grandfathered as it has been there for 20 years. Mr. Safina asked if the flood light will illuminate the sign. Mr. Moynihan indicated that it is not functional. The CPDC agreed to add a finding that the sign is illuminated so in the future if they repair the light — they are approved for illumination. Mr. Tuttle moved the CPDC to approve the Special Permit for the free- standing sign at Meadow Brook Golf Club. Mr. Hansen seconded and the motion carried 5 -0 -0. Kalevedascope Salon, 233 Haven Street — Certificate of Appropriateness Ms. Delios told the CPDC the Applicant is reusing the existing awning frame and will be replacing the existing fabric awning with a new black fabric awning with teal lettering. Ms. Krista Piccadaci- Manaog Page 3 of 5 CPDC Minutes of 11/26/2012 verified that the framing will remain and she is proposing to replace the existing awning with a new fabric awning. Mr. Weston suggested that she consider also installing a blade sign so that pedestrian and motorist can see her business from Main Street. He also mentioned the Economic Development Committee's Building Fagade and Signage Improvement Program which may help her with the cost of a blade sign. Ms. Delios also told her that A -Frame signs are allowed by a license within the Business B zoning district. Mr. Tuttle moved the CPDC to approve the Certificate of Appropriateness for the awning sign at 233 Haven Street, Kaleyedascope Salon. Mr. Weston seconded and the motion carried 5 -0 -0. Calareso's, 100 Main Street — Bond Release Ms. Wilson showed the CPDC a photo of the fencing which was recently installed to help screen the adjacent abutters. The bond release request is for the $4,000.00 which was held for the remainder of the landscaping. The Town Engineer has provided a memo recommending that the funds be released. Mr. Tuttle moved the CPDC to approve the bond release request for Calareso's in the amount of $4,000.00 for the remaining landscaping items. Mr. Weston seconded and the motion carried 5 -0- 0. Draft Housing Plan The CPDC discussed the draft housing plan and provided comments. Ms. Delios reminded the CPDC the Department of Housing and Community Development (DHCD) really wants to see the plan focus on production of affordable housing. The revised regulations require plans to provide an action plan on how they are going to produce affordable housing. In addition, the plan is required to have three sections — 1) Needs Assessment 2) Goals 3) Implementation. The focus of the plan is the implementation strategies, which ourTown's consultant has focused on. DHCD requires that the Town identify zoning districts to create or modify to create new affordable units, evaluate public and private land for affordable housing developments and other regulatory alternatives which will also increase affordable units. Ms. Safina asked how we are to balance these goals against our open space goals. Ms. Wilson replied that DHCD wants the Town to evaluate existing undeveloped land. If the Town has already identified those lands to remain open space or identified for another use, the plan will need to document that information. With Reading, there are not many sites available for housing. Ms. Delios reviewed the schedule for the Housing Plan, suggesting that Ms. Wilson incorporate the suggestions from this CPDC and they can re- review it at the next meeting prior to the BOS meeting in December. The following is a summary of the CPDCs comments: - Consider strengthen the goals to be more concrete. - Add in a table which indicates how we will get to our 10% and/or DHCD certification. - Include Peter Sanborn Plan on the Map. - Consider ideas for incentives for owners of units which are already affordable to be deed restricted so they will count towards our inventory. - Consider a goal to the maintenance of existing units (i.e. prevent the loss of units). - Concern that affordable housing needs to be truly integrated into all of Reading. - Mention education of Affordable Housing — many residents do not fully understand what we mean by Affordable Housing. Page 4 of 5 CPDC Minutes of 11/26/2012 The CPDC will re- review the clean draft and take a vote at the next meeting. Bare Meadow Residences, 1503 Main Street — 40B Pro*ect Ms. Wilson told the CPDC they would like to get some preliminary comments on the proposed site plan. This is part of the BOS regulations for LIP projects. Ms. Delios said that the project is 60 units which will be all rental so we will get credit for each unit on the SHI. The CPDC agreed that several more details will need to be shown on the plan. In addition, they said that the site plan could be improved. The following is a summary of the CPDCs comments: - The proposed buildings are very boxy and not aesthetically pleasing. It would be great if the developer could come up with a creative design. - The placement of the building at the rear of the site does not seem to be the most suitable. The fire trucks will have a difficult time maneuvering the site. - The placement of the building at the front of the site should be closer to the road and rotated to look better. - It appears there is too much parking. Would be better to reduce the amount of parking and pavement. - The site is suitable for development, but it seems very dense. - Questioned how the buildings will be accessed. The plans seem to lack sidewalks. Approval of Minutes Mr. Adams tabled the approval of the minutes to the next meeting on December 10, 2012. Adiournment On a motion by Mr. Tuttle, seconded by Mr. Weston, the CPDC voted to adjourn at 11:15 PM by a vote of 5 -0 -0. Respectfully Submitted, Jessie Wilson Recording Secretary Page 5 of 5