Loading...
HomeMy WebLinkAbout2014-03-24 Community Planning and Development Commission MinutesTown of Reading Meeting Minutes Board - Committee - Commission - Council: rtECEIVED !OWN CLERK ",DING. M ;SS. Community Planning and Development Commission ?2]4 JUN 25 A G 54 Date: 2014 -03 -24 Time: 7:30 PM Building: Reading Town Hall Location: Selectmen Meeting Room Address: 16 Lowell Street Purpose: General Business Attendees: Members - Present: Charlie Adams - Chair John Weston Nick Safina David Tuttle Jeff Hansen Members - Not Present: Others Present: Jean Delios - Assistant Town Manager, Community Services Jessie Wilson - Community Development Administrator Robyn Parker - 33 High Street Rachel O'Neil - 10 Brande Court Minutes Respectfully Submitted By: Jessie Wilson, Community Development Administrator Topics of Discussion: There being a quorum the Chair called the meeting to order at '7:35 PM. Minor Site Plan Review — 632 Main Street, Family Dental Ms. Robyn Parker, project Architect, represented the property owner of 632 Main Street. The property is currently occupied by the owner's dental practice called Family Dental. The project was approved for funding assistance under the Building Fagade and Signage Improvement Program (BFSI). Ms. Parker described the proposed project which involves a fagade improvement to the Main Street fagade. She proposes to remove the existing shingled mansard roof and brick veneer and replace it with new brick and new second floor windows. The project will also involve the installation of new metal awnings to help with the sun glare. The first floor storefront windows will remain, but will be boxed out with new wood framing and trim. The proposed color of the trim is greyer than what is depicted in the rendering. The project also proposed a corbelled parapet with a bronze colored metal coping. In regards to the awnings, they will be blue as indicated in the rendering and will be powder coated to protect against the weather. As for signage, the plan is to have "Family Dental" as depicted in the rendering, but there is no specific proposal for the upper floor since the use of that space is not yet determined. Mr. Adams said he was happy to see this move forward. He asked what will be behind the new windows on the second floor. Ms. Parker replied that there are two spaces on the inside and that the drop ceiling will be raised to meet the new level of the windows. She said that Page 1 1 the walls are finished and the space is painted. Mr. Adams suggested using window treatments should there be the need to eliminate view of boxes from any storage. He also asked why the awning over the entry door is higher. Ms. Parker clarified that it is a larger awning over the door and projects wider over the sidewalk. As such, it has to be higher to accommodate the additional projection. Ms. Parker said that Town Engineer had some comments in regards to construction. She said that a staging plan will be provided once a contractor is on board. She said that the sidewalk is very wide in this location and there should be no issues for passage should the sidewalk need to be partially closed. Mr. Tuttle asked about the access to the 2nd floor. Ms. Parker replied that it is from the rear of the space. The rear entry would be the entrance for any future use of the second floor. Since the owner has not determined what type of use she would like upstairs, they are not proposing any changes at this time. Mr. Weston asked where the property line was for the front of the building and how that impacted the projecting awnings. Ms. Wilson said that the Building Inspector is only concerned with the height of the awning. Mr. Tuttle added that it is considered an architectural projection. Mr. Hansen asked if Bunratty was aware of this project. He was concerned that the outdoor seating may be impacted by this construction. Ms. Parker replied that there is some buffering between the Family Dental Building and the outdoor seating. She does not anticipate they will have any issues. The CPDC reviewed the draft decision for Minor Site Plan Review. It was agreed to include a finding regarding the interior work on the second floor related to the raising of the ceiling. The CPDC also agreed to authorize administrative approval for the Family Dental Signage only. Future tenant signage will remain under CPDC purview. Mr. Tuttle moved the CPDC to approve the Minor Site Plan Review Application for 632 Main Street as amended. Mr. Weston seconded and the motion carried 5 -0 -0. Request for Certificate of Appropriateness — 10 Brande Court, Flower Shoppe of Eric's Ms. Wilson told the CPDC that Ms. Rachael O'Neil, owner of The Flower Shoppe of Eric's, received funding from the BFSI Program to do a blade sign. She is proposing a two -sided polymer blade sign that will have a wood carved appearance with white -wash background and black lettering. The CPDC reviewed the application and materials. Mr. Tuttle asked if there was a sidewalk located in front of her space. Ms. O'Neil replied that there is an area of pedestrian passage but no formal curbing. Mr. Adams asked if she had any plans for the awning. Ms. O'Neil replied that she shared the awning with the other tenant so to upgrade it or make any changes would be difficult. The blade sign is the next best option for her. Mr. Safina felt that the awning will not impede on the view of the blade sign. Mr. Weston agreed and feels the proposed location, which is on the same fagade as the awning, is most suitable. This way, it can be viewed from both ends of the parking lot. Mr. Hansen asked what the colors will be. Ms. O'Neil said that it will have a white - washed background with black lettering to look "burned" into the sign. The CPDC reviewed the draft approval. It was agreed to note on the plan the proposed colors of the sign. Page 1 2 Mr. Tuttle moved the CPDC to approve the Certificate of Appropriateness for the blade sign at 10 Brande Court as amended. Mr. Hansen seconded and motion carried 5 -0 -0. Annual Town Meeting Presentation — Draft Review The CPDC reviewed the draft presentation for Annual Town Meeting (ATM) in regards to the update to the Zoning Bylaw. Mr. Adams suggested including the warrant articles passed at November Town Meeting last year. Ms. Delios felt that was a good suggestion. She said that the presentation will be split between the CPDC, who will take the first few slides and the Zoning Advisory Committee (ZAC) who will have the bulk of the presentation. Mr. Weston felt that the draft presentation should include other reasons for updating the zoning bylaw besides the medical marijuana regulations. Mr. Hansen pointed out that supplemental information will be provided to get into more detail about the project. The CPDC made some additional suggestions including thinking of ways to make it more interesting..Ms Delios noted that this presentation is an update only and not a forum for discussion. Mr. Adams also suggested more emphasis on the CPDC and how they support the ZAC in this process. Continue Review of Table of Uses from Zoning Bylaw The CPDC continued their review of the Table of Uses, beginning with the Residential Table, in which the CPDC would make a recommendation to the ZAC for how uses should be allowed in Town. Mr. Tuttle said that he made some changes to the use tables which included a column for PRD and PUD. Mr. Safina pointed out that the footnotes need to be consistent and clear. Licensed Day Care, Family day Care, Nursery School, Kindergarten Mr. Safina suggested allowing them by Special Permit by the CPDC (SPP) in the PRD -G, M and PUD. It was agreed to eliminate the term Licensed, and then have this use allowed by SPP in all residential districts. Community Center Mr. Tuttle said that this use is like the clubhouse at Reading Woods or Archstone. Mr. Safina asked whether a basketball gym would be a community center. Mr. Tuttle argued that it would be considered indoor recreation. It was agreed to move the Community Center to the Accessory Use category and then not allow it in the Single Family residence districts and allow it by SPP in all other residential districts. Civic or Private Club It was agreed that Club or Lodge needs to be listed in both tables. It was noted that Clubs or Lodges can serve alcohol and Civic or Private Clubs cannot based on the proposed definitions. No changes were made to the residential table. The CPDC continued the review of the Table of Uses for Business and Industrial Districts Mixed use Mr. Weston suggested eliminating this category because if it relates to office /retail, those uses are already allowed in these zoning districts. It was agreed to delete this term and use "Combined Residential and Commercial" in addition to moving it to the "Other Uses" category. Retail Stores more than 50,000 sf The CPDC reviewed the information provided by staff on current retailers in Town. It was suggested to change the threshold to 35,000 sf. Mr. Weston made the point that space like Page 1 3 Planet Fitness and the REI could not be combined based on this table. Mr. Safina suggesting having this use allowed by SPP in Business B. The CPDC agreed that the 35,000 sf threshold is acceptable and that it would only be allowed by SPP in the PUD -B and PUD -I overlay districts. No changes were made to Retail Stores less than 35,000 sf. Bakery & /Or Food Production, Wholesale The CPDC discussed this use. Ms. Delios asked if Harrows would fall under this use since they do their baking on -site and then distribute it to other stores. It was agreed not to make any changes and to allow it only in the Industrial zone and PUD -I overlay by SPP. Medical Marijuana It was agreed to recommend this use only be allowed by SPP in the Industrial District. Combined Residential & Commercial Mr. Katsoufis felt that SPP may be too onerous to property owners. Mr. Safina agreed, but noted there is no language in the bylaw currently to address this type of use. It was agreed to allow this use by SPP in Business A, B and C. Plannina Updates & Other Business 1 General Way: Ms. Delios showed the CPDC a new plan depicting some reconfiguration of the tenant spaces and service corridor. Mr. Tuttle asked if this will meet building code requirements. Ms. Delios said those details will be worked out with the Building Inspector. Mr. Safina said that from an architectural perspective it is not great due to the large expanse of blank wall, but the tenants on the west side will park in that area reducing the demand in the new parking area outside of K & G Fashion. The CPDC agreed that the proposed changes could be approved administratively through the Town Planner. 34 Gould Street: Ms. Wilson told the CPDC that a fitness studio called Pure Fit wants to occupy this space. Their marketing plan is that they are an ecofriendly studio which will not be using any mechanical equipment such as treadmills for their exercise routines. She wanted to see if the CPDC would make a determination for Minor Site Plan Review approval through Town Planner. Mr. Weston questioned whether it qualified for Minor Site Plan Review. Ms. Wilson read the administrative rules and it was agreed the project qualified for administrative approval. School Committee: Ms. Delios reported that the school department is looking to develop a new early childhood education center and had been looking into various alternatives for construction at the high school site. She showed the CPDC the plans for the development. One of the primary concerns is the parking and circulation and how to apply the standards under zoning, even though they are not subject to the requirements. She noted that this is before the School Committee this evening and they will take a vote on how to proceed. She felt it was important to have the CPDC be aware of this project in the early planning stages. Mr. Katoufis felt that the early childhood education center is not a compatible use with high school age children. He also commented on the schematic design and that based on the grades of the site, there may be limited sunlight for the building. Ms. Delios said that the School Committee will be requesting $500,000 from FinCom to study the alternatives. Mr. Adams suggested including this as an agenda item for the next meeting. D'Amici's construction is moving along and they should be opening soon. In addition, Ms. Delios reached out to the developer for the former bridal shop and they are still working on the plans. Page 1 4 The Reading Bicycle and Pedestrian Plan is being developed and will be before the CPDC in May. The Inter - Municipal Agreement for the Regional Housing Services Coordinator Position is almost fully executed and they will be looking to hire someone by the end of May. Approval of Minutes The CPDC reviewed the minutes of March 10, 2014 and suggested minor edits. Mr. Tuttle moved the CPDC to approve the minutes of the meeting on March 10, 2014 as amended. Mr. Hansen seconded and the motion carried 5 -0 -0. Adjournment On a motion by Mr. Tuttle, seconded by Mr. Weston, the CPDC voted to adjourn at 10:45PM PM by a vote of 5 -0 -0. Page 1 5