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HomeMy WebLinkAbout2012-10-15 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 October 15, 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: Rich O'Connell, RJ O'Connell & Associates Max Gabriello, 285 Main Street — Perfecto's Caffe John Zaeder, 281 Main Street — eCars Dan Enxing, 281 Main Street — eCars George Zambouras, Reading Town Engineer John Guerin, 92 Grand Street There being a quorum the Chair called the meeting to order at 7:39 PM. Approval Not Required (ANR), 100 Grand Street Mr. John Guerin, owner of 98 Grand Street told the CPDC they are requesting to move the property line. There is a garden located in the middle of the line and his ANR would correct the situation. Ms. Wilson stated that the Town Engineer has reviewed the request for ANR and recommended approval as not requiring subdivision plan approval. Ms. Delios said the Town Engineer Memo stated reasons based on adequate frontage and meets the criteria for subdivision approval not required. Mr. Tuttle moved the CPDC to endorse the ANR plan for 92 and 98 Grand Street as presented. Mr. Hansen seconded and the motion carried 4 -0 -0. Perfecto's Caffe, 285 Main Street Ms. Delios reminded the CPDC that the Applicant recently received Minor Modification Approval to changes to the facade treatment and design. Subsequent to that approval, the Applicant has met with Town staff to evaluate the option of securing some land from the adjacent eCars site to better accommodate parking and site circulation. Mr. Richard O'Connell of RJ O'Connell and Associates presented the proposed site plan. He indicated that the plans presented are conceptual. Mr. O'Connell indicated they are not seeking approval for the Page 1 of 5 CPDC Minutes of 10/15/2012 proposed plan, but they would like to get an idea of what the CPDC thinks in regards to the proposed changes. Mr. O'Connell presented the parking plan as it is approved currently. As shown on the plan, parking maneuverability is not ideal. Mr. O'Connell then presented a proposed plan showing improved parking maneuverability based on the extra amount of land provided from the eCars site. The extra 10- feet of space will allow parking spaces to be at a 90- degree angle and then vehicles could reverse towards the rear of the site and not have to reverse into traffic entering the site. The idea is that eCars would sell Mr. Max Gabriello of Perfecto's the 10 -feet of additional land to allow for this improved parking situation. However, in doing so, this would create a non - conforming situation at the eCars site as the building would not meet the minimum side yard setback requirement. As such, in order for this plan to move forward, eCars would need to seek a variance from the ZBA prior to selling the land to Mr. Gabriello. Mr. O'Connell told the CPDC that the additional land would result in approximately 1,000 square feet of impervious area and will require approval from the Conservation Commission. It is anticipated the Mr. Gabriello will propose additional stream bank restoration to off -set the additional impacts. The landscaping contained in the island on the southwestern corner will be reduced as a result of the new parking layout; however, Mr. O'Connell indicated that the landscape island along Main Street has been widened. It was also confirmed that a fire truck can enter and exit the site appropriately. Mr. Adams questioned the location of the dumpster. Mr. O'Connell indicated the existing approved site plan has the dumpster located within the parking lot. The proposed plan has the dumpster located at the rear of the parking lot near the last parking space. Ms. Delios expressed concern about this configuration as the vehicle in the last space may have some difficulty maneuvering out of the spot. Mr. O'Connell replied that the Health Director was OK with this proposed design since the cars are not parking directly in front of the dumpster enclosure. He further indicated those last two spaces will be for employees. Mr. O'Connell requested that the CPDC endorse this plan so that eCars may seek a variance from the ZBA. Mr. Weston expressed concern about the process from a procedural standpoint. Mr. Safina agreed, noting it may be difficult to prove a hardship. Mr. O'Connell responded that at this point, they would just like to have the support from the CPDC before they file with ZBA. Ms. Delios questioned where the mechanical equipment will be located. Mr. O'Connell replied that it would be on the roof or at the rear of the building. However, he believes it will be on the roof, but that the architect will have to answer the question. Mr. Weston asked if the driveway was the same width. Mr. O'Connell verified that it is the same. Ms. Delios asked what their timeframe was on filing for a variance. Mr. O'Connell said it is about 6 -12 weeks for the variance process. The CPDC discussed the option of an easement. Mr. Enxing from eCars replied they were advised to proceed with a sale and not with an easement. He then asked if Mr. Gabriello could start sooner if they granted an easement and then begin the variance process. Ms. Delios reminded them that Mr. Gabriello could start anytime as he has all the necessary approvals from the CPDC. Mr. Enxing then asked for CPDC support as they seek a variance. Mr. Weston said the CPDC can provide an endorsement that they prefer the plan, and they could do that as a Board. Mr. Adams agreed and reminded everyone that it would be based on the conceptual plan presented this evening. More detailed plans would need to be reviewed by the CPDC subsequent to the issuance of the variance. Page 2 of 5 CPDC Minutes of 10/15/2012 Mr. Weston moved the CPDC to support the concept plan which has been presented for the development of the property at 285 Main Street that will involve a variance for the abutting property for additional parking lot space and improved site circulation. Mr. Safina seconded and the motion carried 5 -0 -0. Approval Not Required (ANR), Revised for Pearl Street a Audubon Road The Town Engineer told the CPDC that there are title issues with the discontinuance of old Pearl Street. The solution, as presented on the plans provided to the CPDC is to place a notation on the plans indicating that the new lots are non - buildable and to remain as separate lots. Mr. Tuttle moved the CPDC to endorse the revised ANR plan for the land at Pearl Street at Audubon Road. Mr. Safina seconded and the motion carried 5 -0 -0. Oaktree — Town Engineer Updates Mr. Zambouras, the Town Engineer was present to inform the CPDC of some recent issues at the Oaktree site. He told the CPDC that the approved parking lot plan calls for all the center spaces to be at a 90- degree angle. He reminded the CPDC that this head -on parking configuration was separated by proposed stamped concrete. Mr. Zambouras indicated he was concerned that the installation of the stamped concrete would cause cars to not utilize the entire space as they would stop at the line for the stamp and not at the actual end of the space. This would result in vehicles sticking -out in the drive lane. The stamping has not been completed and Mr. Zambouras wanted to get the thoughts of the CPDC on eliminating the stamping from the plan. In doing so, Mr. Zambouras would recommend the extra cost be spent on additional landscaping around the parking lot. This will be discussed at the Parking, Traffic, and Transportation Task Force (PTTTF) meeting with staff this week. Mr. Weston said he would prefer to keep the stamp there. The CPDC agreed to keep it as it was approved. The other item Mr. Zambouras discussed was in regards to the fencing along the rear of the parking lot. The approved site plan called for the white vinyl fence to be removed and replaced. However, in removing the fence, Mr. Zambouras indicated it was in such disrepair the owner is ordering a new fence to be installed. However, when on -site, Mr. Zambouras noticed that all the other fencing around the parking lot is a black vinyl coated chain link fence and felt it would be more suited to install a chain link fence in lieu of the white vinyl fence as the plans required. Mr. Adams asked why the vinyl fence was installed in the first place. The concern is that the fence may have been installed for a specific reason to ensure there are no issues with changing the fence type. Mr. Adams asked Mr. Zambouras to find out why the Town installed a white vinyl fence before the CPDC takes any action on the matter. Mr. Zambouras agreed and will report back to the CPDC. Open Space and Recreation Plan (OSRP) Ms. Delios told the CPDC that the Town is working on updating the OSRP. The document is in draft form. The OSRP is approved by the state and it is to ensure municipalities are planning for their open space and recreation areas. Once this plan is adopted by the Town and approved by the state, it will Page 3 of 5 CPDC Minutes of 10/15/2012 allow the Town to apply for various grants related to open space and recreation. The public meeting for the OSRP will be on October 30`x'. The working group, consisting of the Staff Planner, Conservation Administrator, GIS Coordinator and the Recreation Administrator, has requested that the CPDC review the draft plan and provide input prior to the October 30"' meeting. Mr. Weston indicated that he has some general editorial comments and recommended that the plan eliminate the "should" wording. The plan sounds "preachy" in some sections and that type of language is great when you are referencing actions. Ms. Wilson suggested that the plan tie back to the Master Plan. She said there were several objectives outlined in the Master Plan which relate to the same issues that have been identified as goals in the draft OSRP. Mr. Safina expressed concern about stressing smart growth as an avenue to preserve open space. However, he said that subdivisions are areas that really should be addressed. Mr. Weston agreed and stated that the Board should start thinking about open space and connectivity on a policy level. He acknowledged that the Zoning By -Law requires a certain amount of open space for certain zoning and overlay districts, but how does the Board determine if the proposed spaces are adequate. He cited the example of Johnson Woods and how the open space included in that project was for the general public; however the Board has no policy on how to ensure it is appropriately designed. He further noted that the Town is in need of a bike and pedestrian plan. Mr. Adams asked about the Sturges Park Committee and whether they have had a chance to review the plan. Ms. Wilson was unsure if they had. Mr. Adams recommended they be involved in the process. Mr. Tuttle agreed, noting that Sturges Park is a great example to build off from. Mr. Hansen asked about tree removals. He has seen several trees being removed and not a lot of tree replacements. He asked if the OSRP address this issue. Mr. Weston said there is some text in the document referencing Tree City USA. Mr. Hansen also expressed concern for the current conditions of the roadway and sidewalk facilities. Using these facilities or recommended others to use these facilities is difficult when they are in such poor condition. Ms. Wilson asked the CPDC to review the plan and provide any last comments by October 22nd Approval of Minutes Mr. Tuttle moved the CPDC to approve the minutes from the August 27, 2012 CPDC meeting as amended. Mr. Hansen seconded and the motion carried 5 -0 -0. Mr. Tuttle moved the CPDC to approve the minutes from the September 10, 2012 CPDC meeting as amended. Mr. Weston seconded and the motion carried 4 -0 -1 (Mr. Adams abstained). Mr. Adams tabled the minutes from September 24, 2012 to the next meeting. Planning Updates Ms. Wilson told the CPDC that Cadmus Group will be presenting to the School Committee on October 22nd to speak about MAPC's Solar Initiative. Page 4 of 5 CPDC Minutes of 10/15/2012 Ms. Delios told the CPDC there are two upcoming DRTs which are scheduled back to back on October 23`d. Planet Fitness is proposing to do renovation of the former RMV space at 275 Salem Street. The Staff Planner has completed a preliminary review of the plan and noticed the storefront did not have much for improvements and they are proposing the same paneling as existing. The other DRT is for exterior improvements at 95 Main Street. The building now has a new owner and they are planning on doing a significant amount of work to the exterior fagade. The Retail Visioning Program is going well. All the consultations have been completed and the reports to businesses owners are due in the next couple of weeks. The reports will be presented to the business owners at a follow -up consultation. Mr. Adams asked if this program will be initiated again. Ms. Delios replied that this was funded from a state grant for a total of $10,000. Ms. Wilson said the EDC has mentioned there may be this type of funding program again from the DIET in future years. They want to see the success of the program before planning another one in the future. Ms. Delios told the CPDC that the EDC applied for another grant through the Massachusetts Downtown Initiative (MDI) program. The grant is for an updated market study of downtown. Adjournment On a motion by Mr. Tuttle, seconded by Mr. Hansen, the CPDC voted to adjourn at 9:45 PM by a vote of 5 -0 -0. Respectfully Submitted, Jessie Wilson Recording Secretary Page 5 of 5