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HomeMy WebLinkAbout2012-08-06 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.readmg.ma.us Community Planning and Development Commission CPDC MINUTES Meeting Dated: August 6, 2012 Location: Selectmen's Meeting Room Time: 7:30 PM CPDC Members Present: Charlie Adams, Chair; John Weston, David Tuttle, and Jeff Hansen Absent: Nicholas Safina Also Present: Jean Delios, Town Planner and Jessie Wilson, Staff Planner and Recording Secretary Others Present: Phil Terzis, Oaktree Development Al Couillard, Forest Acres Subdivision Karen German, 12 Linden Street Ralph Bluacy, 22 Linden Street Pat Riccarielli, 10 Linden Street George Riccardelli, 10 Linden Street Lorraine Willwerth, Glow Skin Salon Max Gabriella, Perfectos Caffe There being a quorum the Chair called the meeting to order at 7:35 PM. Forest Acres Subdivision — Form H Ms. Delios told the Board that Mr. Al Couillard is here to have his covenant agreement reviewed and approved by the Board. The subdivision was approved earlier this year and this is one of the last remaining pieces to complete. Ms. Wilson also mentioned the Town Engineer has reviewed the form and it is acceptable. Mr. Tuttle moved the CPDC to accept the covenant agreement -Form H for the Forest Acres Subdivision as presented. Mr. Weston seconded and the motion carried 4 -0 -0. Oaktree Development — 30 Haven Street: Liahtina Plan Approval and Minor Modification Request Ms. Delios began the discussion indicating that Oaktree is back before the Board for approval of the final lighting plan and a request for Minor Modification approval for changes related to the Brande Court Parking Lot and changes to the sidewalk treatment. She reminded the Board that approval of the lighting plan is a Certificate of Action as a requirement of the Site Plan Review Condition. We are still awaiting a final photometric plan. Page 1 of 6 CPDC Minutes of 8/6/2012 Mr. Terzis, the project architect presented the lighting plan and changes to the site plan. He indicated that Oaktree met with the Town a few weeks ago and the Town Manager had some concern over the use of pavers on the public sidewalk. Due to potential problems with plowing and maintenance, it was suggested to look into other materials to delineate the area to be used for dining. So the plans were revised to include scored concrete for the sidewalk and then a "tighter" joint pattern of sidewalk for the area that could be used for outdoor dining. Mr. Terzis also discussed the rear of the site and the changes to the parking lot. The approved plan called for moving the fence back to the property line which would then allow for the adjustment of the curb line to accommodate the parking lot layout. While out on the site visit, there was concern about moving the curb line and its impact on a rather large tree. In an effort to save the tree, the layout was re- designed so that the curb line did not have to be moved as far. The changes in the layout of the parking lot will not reduce the number of spaces and will also allow for 2- way traffic as opposed to having the circulation be one -way. Mr. Weston asked for more details about the scored concrete. Mr. Terzis responded that it would be doubling up on the control joints for a 4'X 4' pattern. Mr. Hansen asked if the original pavers were just for aesthetics. Mr. Terzis confirmed noting it was really to define the eating area. Mr. Weston asked about the stamped detail in the parking lot. Mr. Terzis replied that it is stamped asphalt which would better accommodate plowing. He said they could color it to not look like asphalt. Mr. Terzis presented the lighting plan including elevation drawings for the building lighting. The fagade will include emergency lighting (wall packs) which will be placed over egresses. Foot lights will be located in the alcoves of the entry ways. Lights will be installed over the sign fields, and sconces on the building fagade to light on the columns of the building. Mr. Weston asked if the sconces will shine up and down along the building wall. Mr. Terzis replied that it is to light up the columns and will not be a spotlight to the sky. Mr. Tuttle asked about the lighting in the trash area. Mr. Terzis said those lights are contained in the ceiling of the trash room which is mostly an interior space with a gate enclosure. Mr. - Weston was concerned that this type of lighting may put off a bright glare and it may be more noticeable if they are not recessed. Mr. Adams asked if the lighting will be on a timer. Mr. Terzis said the lights in the trash room will be on a sensor but the rest of the lighting will be on all night. Mr. Adams asked for questions and comments from the public. Mr. George Riccardelli abuts the Oaktree property at the rear of the site and expressed concern over the drainage. He was particularly concerned with the drain on the northeast side of the parking lot which appears to have a lot of debris in it. He stated that the issue is related to maintenance and that if the drain is not properly cleaned or cleared that it results in run -off to his property. Mr. Tuttle reminded Mr. Riccardelli that this issue is outside of zoning and more of DPW matter. Mr. Riccardelli also expressed concern about the condition of the fence which abuts his property. The chain link fence is in disrepair and also has several bushes and tree limbs growing through it. He felt that it would be best to replace it as part of this project since the whole site is under construction. Mr. Pat Riccardelli also expressed concern about the drain and fence. He stated that they were in favor of the project and did not think to attend the other meetings. However, now that construction is nearing completion he has become concerned with what he can see. Mr. Tuttle said the CPDC would refer the issue to the appropriate Town staff, but that this it outside their jurisdiction. Ms. Karen German also expressed concern about the site. She indicated that the plowing operations result in snow piling on the area adjacent to her property which killed the vegetation planted there. Mr. Weston said the drainage issue was discussed as part of the public hearing process prior to the site plan being approved. It was looked at and from a design standpoint the drainage system Page 2 of 6 CPDC Minutes of 8/6/2012 is sufficient. However, from a maintenance standpoint, the only thing the CPDC can do is to relay the message. Mr. Hansen asked about the decorative lighting. Mr. Tuttle replied that those will be used in the parking lot and are the town standard. Mr. Terzis briefly talked about the proposed landscape plan which was approved by the CPDC as part of the original site plan review. They will have trees within the planters around the parking lot and the shrubs within the parking lot islands. He also noted there will be some trees within the sidewalk area at the rear of the building and in the front tree pits as well. There will also be landscaping around the transformer, but they are not planning on changing anything. Mr. Tuttle moved the CPDC to determine the changes presented on the plan dated August 2, 2012 are minor modifications. Mr. Weston seconded and the motion carried 4 -0 -0. Mr. Tuttle moved the CPDC to approve the request for minor modifications as amended. Mr. Weston seconded and the motion carried 4 -0 -0. Glow Skin Salon — Signaae Application /Certificate of Appropriateness Mr. Weston stated that he is very pleased with the design and that it represents a perfect example on how blade signs should be used in the downtown area. Ms. Lorraine Willwerth, owner of Glow Skin Salon agreed and thanked town staff for recommending the blade sign instead of a wall sign. Mr. Adams questioned the height of the sign. Ms. Delios verified that the sign will be 8 -feet from the ground and the image appears to distort the measurement. Mr. Adams also asked about the bracket. Ms. Wilson indicated that it is 4 -feet off the building which is allowed under zoning. Ms. Willwerth stated she is willing to go smaller. Mr. Weston believed the sign was properly designed at that size. Mr. Weston did question the installation. Ms. Willwerth indicated that her sign designer will install the sign and she hopes the design of the chains will prevent excessive movement during windy times. The board reviews the color of the sign. Ms. Willwerth stated the color is more a deeper pink rather than what appears on the application. Mr. Tuttle moved the CPDC to approve the Certificate of Appropriateness for the two -sided blade sign at 670 Main Street -Glow Skin Salon. Mr. Hansen seconded and the motion carried 4 -0 -0. Perfectos Caffe — 285 Main Street: Minor Modification Ms. Delios provided an update to the Board regarding the status of Perfectos Caffe. She noted that at the last CPDC meeting on July 9, 2012, the Board received a copy of a revised elevation for the building. However, since that change, the owner has made some additional changes to the building fagade. These changes are more substantial and she felt they needed to be reviewed and approved by the board. The most noticeable change is to the roof. The original design called for a faux deck and the owner is now proposing a metal seam room and changes to the windows. In addition, he is adding columns which will have a stone veneer treatment. Mr. Weston asked if the columns were evenly spaced. There was some uncertainty as to whether they were, but it was said that it appears they are evenly spaced. Mr. Tuttle asked if the upper roof was going to be metal seam. Mr. Gabriella, the owner, replied that the roof will Page 3 of 6 CPDC Minutes of 8/6/2012 be shingles. He also stated that the location for the mechanicals is still under review. In addition, he is seeking an easement from eCars which would allow for better turning movements in the parking lot for his employee designated spaces. Mr. Delios confirmed that this was briefly discussed at the last meeting and it would be about a 4 -foot easement. She said that that the Conservation Commission will be reviewing the plan for the easement. The Board continued to discuss the new roof design. A small portion of the metal seam roof will be continued to the south fagade. Mr. Weston agreed this was a good solution to break up the fagade and reduce the scale of the building. Moving forward, Mr. Weston asked if there was a way the CPDC could support the request for the easement and not require the applicant to return for approval. Mr. Gabriella stated that if the easement is approved, then they would potentially place the condensers out back and shift the location of the dumpster and recycling bin. Ms. Delios said that would likely need review by the CPDC. The Board agreed. Mr. Tuttle moved the CPDC to determine the changes at 285 Main Street - Perfectos Caffe are minor modifications. Mr. Hansen seconded and the motion carried 4 -0 -0. Mr. Tuttle moved the CPDC to approve the minor modification approval as amended. Mr. Weston seconded and the motion carried 4 -0 -0. South Main Street Pedestrian Crossing The CPDC was waiting on a response from the Town Engineer and Chief of Police for a suggestion on location for a signalized pedestrian crossing. Ms. Wilson told the Board she spoke with the Town Engineer after he met with the Chief of Police. She said that they recommended to locate a signalized crossing at the intersection of Minot Street and Main Street for two primary reasons 1) it is about equidistant from two signalized intersections and 2) the land uses around the area are more conducive for pedestrian traffic and therefore more likely to use the signal. The CPDC decided to recommend a signalized pedestrian crossing just north of the Minot and Main Street intersection. The existing painted crosswalk is not suitable as it is located within a driveway of the business. The CPDC would like to see the exact location just north of this existing crosswalk. In addition, they would like to recommend an additional painted crosswalk to cross on Minot Street in a perpendicular fashion that will better serve pedestrian movements. Parking By -Law Revisions Ms. Delios opened the discussion stating that the CPDC and the planning staff have noticed some deficiencies in the parking by -law and more specifically is does not address shared parking. However, shared parking is addressed in the Downtown Smart Growth Districts. Another major deficiency is the lack of requirements for non - profit uses such as the ballet studio. The Building Inspector has required 1 space per 300 square feet of gross floor area (gfa) in the past. So the draft before you has a provision for shared parking and then an addition to the table for the Building Inspector to have authority over non- profit educational uses. The Board reviewed the revised parking by -law draft. Mr. Weston expressed concern for having the Building Inspector determine parking requirements for non - profit educational uses. It can be so varied Page 4 of 6 CPDC Minutes of 8/6/2012 so it may be the best solution, but developers and buildings like to know the requirements. He suggested using the 1 for 300 square feet gfa and includes a caveat which allows the Building Inspector to reduce this if he deems it appropriate. Mr. Tuttle liked the way Stoneham's by -law was written because it requires a Special Permit from the planning board. Mr. Weston agrees, but also notes that the Special Permit can have the potential to cause problems if the Building Inspector and Planning Board have two different opinions if the regulations are not well defined. Mr. Weston asked why we would limit this to non - profit educational uses and not include for - profit educational uses. Ms. Delios replied that this is to cover those uses eligible for protection under the Dover Amendment. The Board also discussed reviewing the parking requirements table as there are missing uses within that table. Mr. Tuttle said at the very least this table should match up with the table of uses for zoning. Ms. Wilson offered to revise the draft based on the suggestions made this evening. We will add it onto the next agenda for another review. Planning Updates Town Meeting — Ms. Delios indicated that Town staff is working on updating the zoning map. This will be going back before Town Meeting because there were some changes that were adopted at Town Meeting, but the map was never updated and adopted. Also on the list, is for the CPDC to evaluate the land behind RMLD as some of the underlying zoning as well as the overlay may need some revisions to make better use of development. This will not make it for Fall Town Meeting, but will need to be addressed at some point. The Demo Delay By -Law will also be at Town Meeting which will include an option for owners to appeal placement on the historic inventory. Retail Visioning — The EDC and Town staff had a site visit with the retail consultant and finalized the details of the program. The Workshop will be held on September 12, 2012 at 8 -10AM at the Community Room in the Police Station. Following the workshop, businesses will be able to apply for the chance to participate in a free one -on -one consultation with the retail consultant to evaluate the retail needs of the business. Johnson Woods Phase II — The foundation Permit was issued last week for the first 36 unit building. Cumberland Farms — Construction is underway and the windows turned out great. Calareso's — A site walk was held on July 11, 2012 to address some outstanding issues. The primary issue was with the fence at the rear of the site and whether the need to install it. Ms. Delios stated that she has told them they will need to seek approval for a modification if they choose to forego the fence. In addition, we are trying to work through the windows and how to handle the flags which are being displayed. The question is whether its display of a product of a sign. The Building Inspector is considering it signage and it needs to be properly addressed. She also noted the open storage plan is now how they are storing their items. It makes sense the way they are doing it, but the plan will need to be updated and approved by the CPDC. Page 5 of 6 CPDC Minutes of 8/6/2012 200 Ash Street — The owner will be coming back for Site Plan Review as he has created some parking on the property. This would have been reviewed under Minor Site Plan review, but the site has not undergone full site plan review in the past. MF Charles — They are preparing for the demo permit application. 10 Pierce Street — There is a new owner and they have applied for the building permit. Former Calareso's — Camps to Castle Consignment is going into the space. Ms. Delios indicated they will not be coming before the CPDC as site plan review thresholds are not exceeded. Building FaVade and Signage Improvement Program Mr. Weston provided an update on the Building Fagade and Signage Improvement Program. The recipients of the program include Our House who is approved for signage and window boxes, Atlantic Framing who is approved for an awning and window mouldings, Family Dental for assistance toward a larger project for some substantial site improvements, Law Offices of William Crowley for a blade sign, Intent Architects for a wall sign and the "Flatiron" building for assistance towards fagade improvements. Approval of Minutes Mr. Tuttle moved the CPDC approve the minutes from June 25, 2012 CPDC meeting as amended. Mr. Weston seconded and the motion carried 3 -0 -1 (Mr. Hansen abstained). Mr. Tuttle moved the CPDC approve the minutes from July 9, 2012 CPDC meeting as amended. Mr. Weston seconded and the motion carried 4 -0 -0. On a motion by Mr. Tuttle, seconded by Mr. Weston, the CPDC voted to adjourn at 11:00 PM by a vote of 4 -0 -0. Respectfully Submitted, Jessie Wilson Recording Secretary Page 6 of 6