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HomeMy WebLinkAbout2014-06-23 Community Planning and Development Commission MinutesTown of Reading RECEIVED am Meeting Minutes TOWN CLERK „DING. MASS. Board - Committee - Commission - Council: D111 JUL IS P I: 12 Community Planning and Development Commission Date: 2014 -06 -23 Time: 7:30 PM Building: Reading Town Hall Location: Selectmen Meeting Room Address: 16 Lowell Street Purpose: General Business Attendees: Members - Present: Charlie Adams John Weston Nick Safina David Tuttle Jeff Hansen Members - Not Present: Others Present: Jean Delos - Assistant Town Manager, Community Services Jessie Wilson - Community Development Administrator Ted Doyle - LCB Senior Living Everett & Virginia Blodgett - 99 Prescott Street John Areana - 26 Frances Marsie West - 3 Whitehall Lane Kenneth Demoura - Counsel Michael Webb - 224 Walnut Street Tom Wise - 181 South Street Rachael Baumgartner - 285 Summer Avenue Alice Colllnes - 23 Mineral Street Ruth Urell - 118 Prescott Street George Zambouras - Town Engineer Bob LeLacheur - Town Manager Jane Kinsella - Town Hall Cherie Dubois - 9 Meadow Brook Lane Nancy Twomey - 23 California Road David Zeek - 168 Peal Street Eileen Cashari - Architect CBT Christos Coios - Architect CBT Stephen O'Resan - 17 School Street Lamber Almeida - 27 School Street Mlachel Marchetti - 50 Middlesex Avenue Mary Frlel -Soucy - 32 School Street Roberta Sullivan - 76 Minor Street Sharlene Reynolds Santo - 46 Wakefield Street Virginia Adams - 59 Azela Circle Carl Mittnight - 18 Cherry Lane Drive Ray Harlan - 78 Middlesex Avenue Kathleen I'Leary - 81 Middlesex Avenue Illana Alvarado - 5 Grand Street AHL Michael - 35 School Street Page 1 1 Vol Town of Reading I Meeting Minutes Monroe - 37 Deering Street Victoria Yablonsky - 93 Gran Street John Brzezenskl - 60 Terrace Park David Hutchinson - 41 AHarvard Street Greg Stepler - 77 Mineral Street Minutes Respectfully Submitted By: Jessie Wilson, Community Development Administrator Topics of Discussion: There being a quorum the Chair called the meeting to order at 7:40 PM. Planning Updates Ms. Dellos reported that Liquor Junction will be open on Thursday. The space is really large, much larger than the closed Wine Bunker. As for the site improvements, she noted that the "speed table" Is constructed and everything else is moving along. Mr. Adams asked about Perfecto's Caffe. Ms. Delios said they are close to obtaining their Building Permit, but have not yet submitted. Mr. Adams asked about Bunratty Tavern. Ms. Dellos said that she spoke with the owner and they hope to finish construction and open soon. Public Hearing for Scenic Roads Application. 181 South Street Mr. Hansen read the public hearing notice. Ms. Dellos said that Mr. Wise Is proposing an Accessory Living Unit and will be before the Zoning Board of Appeals (ZBA) on July W to seek his Special Permit. He has also received approval from the Conservation Commission. He Is before the CPDC because of the second driveway proposal as it relates to the Scenic Road Regulations. She noted there are three roads in Reading that have a scenic road designation with specific regulations for proposed work within the right -of -way. Mr. Tuttle added that the scenic roads can be exempt from State road requirements such as roadway widths etc. Mr. Wise described the proposed work. He cited the Scenic Road Regulations for Reading and how his project applies to the criteria under those regulations. Mr. Wise said this action is triggered because the proposed driveway affects the right -of -way. The Board of Selectmen (BOS), as the Roadway Commissioners, has approved the second driveway in accordance with the Driveway Rules and Regulations. There was a question as to whether the plan has changed since the BOS approval. Mr. Wise said there have been some minor changes to the structure, but not the driveway. The proposed addition has been relocated about 1 -foot and the door location has been moved. Mr. Safna asked whether the existing Garage was being extended. Mr. Wise replied yes. Mr. Wise continued with his presentation. The proposed driveway will have crushed stone on each side, as required by the Conservation Commission. Mr. Wise also said that he viewed some nearby properties to compare the proposal to current existing conditions. In regards to the "Necessity" criteria, he said the entlre proposal is to accommodate his in- laws so that they may live in the accessory unit. They are on limited income and their health /mobility is declining. Page 12 In regards to "Compensatory Actions" he pointed out he is proposing to eliminate one large tree, but plans to plant new tree(s) as well as other landscaping. He said that they considered other alternatives. He feels the existing driveway would not accommodate the additional vehicles. However, they did consider it. On the left side of the driveway there Is an existing stone wall and If additional parking was to be provided on the existing driveway, there could be Impact to that wall. In addition, that side of the property is closer to the wetland area. Mr. Wise also said that due to the medical condition of his mother -in -law, they feel it would not be of benefit to her limited mobility. The Wise's also considered a circular driveway In front of the house, however he feels that it could confuse traffic based on the existing sight lines. The third alternative is the preferred alternative, which is to construct a new driveway on the right side of the lot in front of the new addition. This would result in the removal of a large tree, but they are proposing to replace the landscaping In some fashion. As for Impact to environmental, historical and natural features, he feels the preferred alternative avoids Impacts to these features. Mr. Wise also believes the proposal is consistent with other Town Plans and Policies Ms. Dellos said the abutters have submitted a legal opinion that they would like entered Into the public record. Mr. Safina pointed out that the examples of other accessory units provided in the submission may not be legal or may be pre- existing nonconforming. Mr. Wise understood, but he also feels that some of them are likely legal and allowed. Mr. Tuttle said that procedurally he is not exactly sure how CPDC should consider the application. However, he felt the addition is better suited on the other side. Mr. Wise replied that if the addition was to be located on the other side, they would be further Into the wetland buffer zone and may encroach into the 15 -ft setback. In addition, to meet the requirements under the Accessory Apartment bylaw, they are limited to what they can do with the addition. Mr. Tuttle expressed concern with the addition of a V entry. Mr. Wise replied that he has proposed the P entry on the side so not to be visible from the street. Ms. Dellos depicted the street -view on the projector and the CPDC reviewed the existing conditions. Mr. Safina said that the CPDC only has jurisdiction when it applies to features in the right - of -way and not to private trees. He would recommend that the additional plantings be placed on the abutter's ( Webb's) property to ensure they would have control over the new trees. He said that he feels the CPDC does not have the right to tell them how to reconfigure the house, or design the accessory apartment. Their purview Is as It relates to impacts to the public right -of -way. Mr. Adams opened up to public comment Mr. Kenneth DeMoura, attorney representing the Webb's (abutters) said that he believes the CPDC can in fact deny the request because It does not meet the criteria. He pointed out that the application Is for the proposal of a second driveway. As a result they are removing a very large tree that adds to the scenic character of the roadway. He felt that the information submitted is not accurate. The drawings, which are submitted to the CPDC, are different than the drawings submitted to the Conservation Commission. In addition, the BOS voted on the second driveway in March, however he felt that proper public notice was not Issued for that meeting. The approval from the Board of Selectmen was based on a certain plan, which has since been changed and is therefore null and void. He also said that the Zoning Page 1 3 Board of Appeals (ZBA) has not issued their approval for the Accessory Apartment. Mr. DeMoura also said that the ZBA has many reservations about the proposal and they may not issue the approval. With regard to determining if the tree Is a public shade tree or private tree, he said that determination Is to be made by the Tree Warden and not the Engineering Division. He said that the definition of public shade tree Includes trees that are on the boundaries of such right -of -way. He stated that the removal of that tree would affect the quality of the character of the road. He went on to state that there are other alternatives Including using the existing driveway. In addition, the "necessity" presented by the Applicant is to accommodate a person who does not currently live In the house. Mr. DeMoura also added that the home is owned by a Trost and that his application may not be completely accurately. Also, the Webb's have not agreed to anything in regards to plantings or mitigation, but they have had discussions. In addition, no survey has been done for the property. The plan in front of the CPDC is a plot plan, not a surveyed plan. Mr. Adams asked what CPDC's jurisdiction is. Mr. Weston said that the tree is not the Issue because it is not in the public way. The jurisdiction of CPDC is the work within the Public Way as it relates to the driveway and whether or not it is detrimental to the public way. The CPDC agreed and Staff also agreed. Mr. Tuttle feels they do not have jurisdiction over the tree. We are being asked about a curb cut, but that is under the jurisdiction under the BOS. Mr. Weston said there are regulations on Public Shade Trees, and that is separate from Scenic Road Regulations. Mr. DeMoura feels that the driveway cut Impacts the scenic road Mr. Adams reminded Mr. DeMoura that the Issues with the Conservation Commission and the Board of Selectmen are on the Applicant to ensure he addresses those Issues. Mr. Wise replied that he would be replacing the tree with other trees as a result of the construction of the driveway. He clarified that the existing driveway will not be widened. He also said that the Tree Warden has the ability to delegate duties as to the determination of public shade trees. As for the medical conditlon, he did submit documentation but was withheld from the application due to privacy concerns. Mr. Webb still expressed concern that the plan presented was a plot plan and not a surveyed plan. Mr. Zambouras said the Engineering Division does do surveys to determine public shade trees and they determined the tree is a private tree based on survey done by the Engineering Division. Ms. Wilson said that the curb cut would be under CPDC jurisdiction and the CPDC has reviewed similar applications In the past. Mr. Safina said that in the past they have reviewed applications that were affecting other features. Mr. Tuttle moved the CPDC to close the Public Hearing for the Scenic Way proposal for 181 South Street. Mr. Hansen Seconded and the motion carried 4 -0 -1 with Mr. Weston abstaining Ms. Delios reminded the CPDC that the regulations call for approval for activities proposed within a public right -of -way. The CPDC reviewed the draft decision and made some edits. They Included a condition to ensure appropriate approvals have been received from the Board of Selectmen. Mr. Tuttle moved the CPDC to approve the draft decision as amended. Mr. Safina seconded and the motion carried 4 -0 -1 with Mr. Weston abstaining. Pay, 1 4 arina Continuance for Site Plan Revi Mr. Adams re- opened the public hearing for the Reading Public Hearing, located at 64 Middlesex Avenue. Mr. Colos, Architect with CBT Architects presented the proposal. He said they are here to present a revised Site Plan based on comments from the last public hearing as well as staff comments. He described existing conditions and noted there are 49 parking spaces. He also showed the previous site plan that was presented at the last hearing. Entry and exit were provided from the same entry and that staff had some concerns about site access with this proposal. He presented the new proposal which does Identify a new site circulation pattern. The site entry will remain the same, but will be reconstructed. It will be one -way entry, but a new road will cross the northern side of the site providing egress at the current exit curb cut. There are some minor changes to the rear parking area based on comments from the Fire Chief to accommodate the truck movements. The new road also provides additional drop off area. There are anumber of accessible paths but due to the grades on the site, some stairs are proposed along one of the proposed paths to the north. As a result of this new road, the entire area to the north will be graded and the trees will be removed and some will be relocated. Other new plantings are also proposed. This proposal gains 5 new parking spaces. Mr. Tuttle feels this is a good solution based on comments from the last hearing. Mr. Hansen asked about the parallel parking lanes on Middlesex Avenue, Deering and School Streets. Mr. Coios replied there is currently parallel parking. Mr. Weston asked about the grade. Mr. Colos replied about 7 %. Mr. Weston expressed concern with the amount of pavement in the front of the building. He also asked why the proposed driveway is 20 -feet and not 18 -feet which is suitable for one -way drives. Mr. Cocos replied that the Fire Department required a 20 -foot fire lane. Mr. Adams asked If access would be from the "front ". Mr. Colos replied that the main entry would still be from the south side of the building. The other access points are primarily to be exit and emergency egress. Mr. Adams asked If there are any safety concerns with dropping off children near parked vehicles. Mr. Weston is not convinced the 5 spaces are necessary and feels the impact of pavement may not be worth It. Mr. Safina pointed out that the Reading Historical Commission (RHC) has provided a letter objecting to the 5 parking spaces. Mr. Safina asked what would happen to the driveway If they were eliminated. Mr. Cocos replied that they would likely move it south towards the building. As for creating angled parking on Middlesex Avenue, they feel it creates more of a commercial feel and takes away from the character of the neighborhood. Mr. Adams asked if the Police Chief has reviewed the revised plan. Mr. Coios replied that they met with Town Staff on the revised design. Mr. LeLacheur, Town Manager, said the Fire Chief is thrilled with the revised plan and as for the Police Chief, he said it is not exactly what he wanted, but Is happy to get 10% more parking spaces. Mr. Weston asked about the proposed Island at the one -way entry and whether the Island Is raised. Mr. Cocos replied that they will advance the design of the Island and It will likely be a change in texture to allow the fire truck to cross over It. Mr. Colos added that an additional 4 pole lights will be added to Illuminate the new road. The pedestrian lighting has also been modified, but the same fixtures are proposed. Page 1 5 Mr. Hansen asked about the bike racks. Mr. Colos replied there are bike racks proposed near the new entry as well as near the new drop off area. The parking spaces for the book drop and deliveries were pointed out. Mr. Hansen asked why the drlve -thru book drop is being eliminated. Mr. Colos replied that it is very difficult for staff to collect the books and bring them Inside. Mr. Weston said that he would suggest a head -in space would be more convenient for drop off books, rather than parallel parking. Mr. Safina feels the new driveway Is a good addition and feels the additional drop off area will be beneficial. Ms. Sharlene Santo, Chair of the RHC, said that the driveway Is not preferred from a historical standpoint, but understands that public safety prefers this alternative. They would, however, like to see the parking spaces eliminated as it could impact the historic setting. Ms. Kathleen O'Leary asked if the crosswalk will be striped In the new driveway. Mr. Colos replied yes it will be striped. She also asked about signage. Mr. Colos said they will be developing a signage plan for the new entry. She also asked whether there would be any striping along Middlesex, Deering or School Streets. Mr. Coios replied that It would be up to the Town to decide whether to stripe the streets. Mr. Michael Hall asked if the Town would be taking care of the sidewalks Including plowing. He also asked about the landscaping along the four parking spaces on the east side of the parking area. Mr. Coios replied the landscaping will be selected to limit headlight glare. He asked if there would be any retaining wall along the new driveway. Mr. Coios said they are trying to design It without retaining walls. Mr. Ray Harlan, 78 Middlesex Avenue, expressed concern about the crosswalk and was concerned that people may make an illegal left turn out the entrance on Deering Street. He also said that there are a lot of events that happen on that front lawn which will be eliminated with this proposal. Mr. Steve O'Resan expressed concerned about the proposed lighting for the site. Mr. Coios said that lighting will be contained on -site. Mr. O'Resan said that the residents on School Street would be looking at lights and he is concerned with the Impact. He also asked if they would be on a timer. Mr. Colos replied that they would be on an astronomical timer and will be turned on when the sun goes down. Ms. Dellos said that the CPDC should discuss if they want to require lighting to be extinguished at close of business. Mr. Blodgett said he is opposed to the excess pavement and would like to see more pedestrian accommodations. He suggested making Deering Street one -way southbound and having a direct exit onto Middlesex Avenue. Mr. David leek, 3 Pearl Street, asked If there could be an exit created directly out to School Street from the parking lot. Mr. Coios replied that It is very steep in that location and it would be challenging for the grades. Mr. Tuttle said there is existing pavement that goes under the portico and that this new proposal Is not much different. He said the new driveway Is wider, but it is also being pulled away from the historic structure. Ms. Roberta Sullivan asked if the new drive could be for emergencies only. She said that the 5 parking spaces are not necessary and would prefer to have everyone exit on Deering Street. Mr. Weston said there was a lot of concern regarding that configuration from Town Staff and Public Safety Officials based on the last meeting. Gage 16 Mr. Weston asked the Town Engineer If there was any opportunity for the paved portion of the emergency access drive to be narrower than the required 24 -feet. Mr. Zambouras said that In the past that has been done, but at the discretion of the Fire Chief. He would need to review the plan to ensure it would meet the truck requirements for width and load. Ms. Iliana Alvarado asked about the existing wall on Deering Street. Mr. Cocos said that it will remain and will be repaired. The cracks will be opened up and repaired and the stairway will be relocated to a better position. She asked If the cost of repairs were considered and expressed concern of the construction vehicles near the wall. She expressed concern with the cost estimates assoclated with the grades of the site. Mr. Adams said that Is not really under the CPDC jurisdiction. Ms. Dellos said that Staff had an outstanding concern related to the ambient light generated from the addition. Mr. Cocos said that the window blinds that would be related to operations of the library. He also added that some of the trees will help with the buffering. Mr. Weston said he would advocate for the removal of the 5 parking spaces and would like to recommend front angled parking spaces on Middlesex Avenue. He also feels this would help calm traffic on Middlesex Avenue. It was clarified that the on -site parking areas and driveways will be striped but they do not intend to stripe Middlesex Avenue, School or Deering Streets. Mr. Weston does believe that angled parking on Middlesex Avenue is very feasible and they could construct some bump outs to add to traffic calming. Mr. O'Resan asked if the 5 parking spaces were required. Mr. Adams replied this is Town owned properties and they are not required to conform to the requirements under zoning, but the CPDC could make a recommendation one way or another. He added that there was a general concern for on -site parking and that staff wanted to ensure that appropriate number of spaces was provided for the new community room and meeting room. There was a comment that The Daniels House takes up 13 parking spaces on Middlesex Avenue. Mr. Adams replied that on- street parking is under the BOS jurisdiction. Mr. Tuttle moved the CPDC to close the Public Hearing for the Reading Public Library at 64 Middlesex Avenue. Mr. Weston seconded and the motion carried 5 -0- 0. Mr. David Hutchinson said that this plan was revised to accommodate the public safety concerns from the previous meeting. This plan does have some cons, but this meets the concerns from Staff. We would prefer not to put more pavement on the site, but the Library Committee has endorsed this plan. Mr. Tuttle said that he would be comfortable approving as -is, knows It Is not perfect, but feels it is a good solution. Mr. Colos replied that they would like to get the project out to bid by August. Mr. Weston said that the CPDC does have a Site Plan Decision that is based on a previous plan, not the one that was presented this evening. The CPDC agreed that conceptually the plan is acceptable. Mr. Weston suggested a condition be included for the library to work with the Town Engineer to reduce the pavement width of the new driveway. It was agreed that in the end, It is up to the Town to determine what the plan is for the 5 parking spaces. Mr. Zambouras said he will meet with the Fire and Police Chief to discuss alternatives for the driveway width. Mr. Tuttle suggested maintaining the 20 -foot fire lane, but modifying the parking areas with pervious pavers. Ms. Dellos said that in the past, the CPDC has worked hard to allow for shared parking. She would suggest the library look into that, such as the parking spaces on Vine Street or other creative alternatives, especially for the large events. Page 17 Mr. LeLacheur said the Police Chief is adamant about the 5 parking spaces and he will not waiver on that. The CPDC reviewed the draft decision. It was agreed to include a condition for a revised photometric plan, the condition for the bond was deleted, Condition 3 revised to Include details of the front driveway, and the lighting condition was revised to have screening and Illumination hours worked out with staff. Mr. Tuttle moved to approve the Site Plan Review decision for 64 Middlesex Avenue, Reading Public Library as amended. Mr. Hansen seconded and motion carried 5 -0 -0. arina Continuance for 75. Pearl Street, Lonawood PI Ms. Delios updated the CPDC on the status of the proposed project. She said that Ms. Lynn Sweedt of LDS Consulting has provided a memo in regards to the affordable component of the project and it is her opinion that the project will be compliant in accordance with the Land Use Restriction and other requirements. She also said some additional information on lighting was provided as well as some alternatives on the canopy design. Ms. Virginia Adams from the RHC provided a letter from the RHC. Mr. Maloney said the only concern relates to the Interior ramp. The ramp would block the window and would Impact the floor frame and mechanical room below. He felt that the loss of the transom Is less Impact than creating the Interior ramps which Impact the historic features on the inside of the building. Ms. Adams said there was no detail provided for the canopy framing system. Mr. Maloney said the Idea behind the design would be a heavy timber constructed with translucent glass, but that they would work with the RHC on the details. Ms. Sullivan said the RHC likes the simplicity of the design which does not hide the detail of the brickwork. However, the RHC would prefer to have the ramping system In the Interior. Mr. Adams said the Applicant has determined that may not be feasible. Mr. Adams asked about the exterior ramp depicted in the rendering. Mr. Maloney replied that the railing will be on both sides. Mr. Safina suggested aluminum construction for the frame and would consider making the arch on top a bit shallower. Ms. Adams said that the RHC wants to have the transom remain. Mr. Safina said the damage to the Interior would be far more destructive than saving the transom. Mr. Chris Latham pointed out that the previous comments from the RHC In 1995 indicated they wanted minimal impact to the interior. Mr. Ted Doyle of LCB Senior Living added that the impact to the Interior would be much higher than the Impact to the exterior. Mr. Tuttle asked about the transom. Mr. Maloney showed a picture of the existing transom Mr. Tuttle moved the CPDC to close the public hearing for Site Plan Review for Residences at Pearl Street, 75 Pearl Street. Mr. Safina seconded and motion carried 5 -0 -0. The CPDC reviewed the draft decision and made some minor edits. Mr. Tuttle moved the CPDC approve the Site Plan Review Decision for 75 Pearl Street, as amended. Mr. Weston seconded and motion carried 5 -0 -0. ADDroval of Minutes The CPDC reviewed the minutes from March 24, 2014, April 7, 2014, May 19, 2014, May 29, 2014 and June 9, 2014 and suggested minor edits. Mr. Tuttle moved CPDC approve Minutes of March 24, 2014 as amended. Mr. Safina seconded and the motion carried 5 -0 -0. Mr. Tuttle moved CPDC approve Minutes of April 7, 2014 as amended. Mr. Safina seconded and the motion carried 5 -0 -0. Mr. Tuttle moved CPDC approve Minutes of May 19, 2014 as amended. Mr. Hansen seconded and the motion carried 5 -0 -0. Mr. Tuttle moved CPDC approve Minutes of May 29, 2014 as amended. Mr. Weston seconded and the motion carried 5 -0 -0. Mr. Tuttle moved CPDC approve Minutes of June 9, 2014 as amended. Mr. Hansen seconded and the motion carried 4 -0 -1. CPDC Reorganization Mr. Adams said that this will be his last meeting but that he enjoyed his time with the CPDC. Ms. Delios said that staff will need a resignation in writing from Mr. Adams. Mr. Tuttle nominated Mr. Hansen as Chairman for the CPDC. Mr. Weston seconded and the motion carried 5 -0 -0. Mr. Weston nominated Mr. Salina as Recording Secretary. Mr. Tuttle 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 11:451PM PM by a vote of 5 -0 -0. sae I e