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Town of Reading
Meeting Minutes
Board - Committee - Commission - Council:
,) TOWN CLERK
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Community Planning and Development Commission JAM ' 2 P 1: 46
Date: 2015 -12 -14 Time: 7:30 PM
Building: Reading Town Hall Location: Selectmen Meeting Room
Address: 16 Lowell Street
Purpose: General Business Session: Open Session
Attendees: Members - Present:
Chair Jeff Hansen, Nick Safina, David Tuttle, Karen Goncalves -Dolan and
John Weston
Members - Not Present:
Others Present:
Assistant Town Manager Jean Delios, Community Development Director Julie
Mercier, Administrative Assistant Caitlin Saunders, Brad Latham, Chris
Latham, George Katsoufis, Selectman Kevin Sexton, Tony D'Arezzo, Tina
Brzezenski, Sharlene Reynolds Santo, Carl Mittnight, Linda McKenzie,
Carolyn McKenzie, Kristen Mitchell, Huan Lui, Jennifer Killeen, Erin Reardon,
Joyce Kehoe, Jack Williams, Virginia Adams, Mary Richards, Jonathan
Barnes, Jack Sullivan
Minutes Respectfully Submitted By:
Topics of Discussion:
Chair Jeff Hansen called the meeting to order shortly after 7:30 PM.
Public Hearinq for _Planned Residential Development — 149 Van Norden Road
Applicants: Jesse & Sarah Wilson
The Applicants are seeking Special Permit approval for a Preliminary Plan that divides the
property into two lots. The existing structure will remain in place and its lot will remain
conforming; the additional lot will contain a new house and a driveway. Jack Sullivan from
Sullivan Engineering was present with the Applicants. He noted that there are wetlands and
a vernal pool at the rear of the property. The Applicants have discussed the project with
conservation; all work will be outside of the 100 -foot wetland buffer. No trees need to be
removed for the new driveway. The new house will be cape -style with a two -car garage.
Each house will have separate utilities underground.
David Tuttle moved that the CPDC close the public hearing for a Special Permit for a
Planned Residential Development Preliminary Plan at 149 Van Norden Road. The motion was
seconded by Mr. Safina and approved with a 5 -0 -0 vote.
David Tuttle moved that the CPDC approve the Preliminary Plan Special Permit for 149 Van
Norden Road. The motion was seconded by Ms. Goncalves -Dolan and approved with a 5 -0 -0
vote.
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While waiting to open the next hearing, Julie Mercier introduced herself to the Commission.
She is the new Community Development Director. She has a degree in planning and worked
in the private sector, as well as for the Town of Concord, before starting here in Reading.
Public Hearing for Site Plan Review — 258 -262 Main Street
Applicant: Reading CRE Ventures, LLC
Chris Latham, the Applicant's attorney, and Joe Luna, the Applicant's architect, were
present.
The Applicant is seeking Site Plan approval for the two lots at 258 and 262 Main Street. The
proposal includes demolition of the two existing structures. At their meeting on December
10, 2015, the Historical Commission issued a Demolition Delay for the structure at 258 Main
Street, and the Applicant must wait 6 months before any demolition work.
The proposal includes redevelopment of the site for a four -story commercial building with
retail on the first floor and offices on the top three floors. Two parking lots are proposed on
the site; they are unconnected and contain a total of 50 parking spaces. The Applicant plans
to regrade the site down to street level. The building will be handicap accessible. The HVAC
units will be on the roof. There will be a bike rack on the site.
The current plans depict the removal of two parking spaces due to comments at a previous
Development Review Team (DRT) meeting about safety concerns. The Applicant stated that
if they reduce the parking spaces further, they will have to reduce the size of the building.
The building will be pushed to the front of the property to create a presence along Main
Street and to allow the parking to act as a buffer to abutting neighbors to the rear of the
site. The basement is proposed for mechanical space only and not for tenant use. It includes
one loading bay. The fourth floor will be a partial floor that is set back off of Main Street.
The proposed curb cuts will likely need MASS DOT approval as well as a Board of Selectmen
waiver for the distance between the ingress /egress aisles.
Mr. Weston recommended getting the Fire Chief's comments on the new plans.
Mr. Hansen noted that aside from parking, his biggest concern is disruption to the abutters.
The Applicant indicated that there will be no light spillage onto abutting properties. The
project will require removal of 8 trees.
Mr. Safina wondered whether once the property is leveled if the proposed building will be
the same height as the existing structure. The Applicant indicated that there will be a
retaining wall and fence to buffer the side lot lines, and trees along the back. There is a
paper street in the back that has never been constructed or used as a street.
Mr. Safina noted that the lighting plan looks good and asked if there were any plans to light
the 4th floor deck. The Applicant stated that there are no plans for that at this time. Mr.
Safina also suggested that all the tenants have similar signs so there are not a bunch of
different colors and looks on the building.
Ms. Goncalves -Dolan inquired about the number of rooftop HVAC units. The Applicant stated
that there will be a maximum of two units for every floor, so 6 -8 total. Ms. Goncalves -Dolan
then asked where the transformer will be located. The Applicant still needs to come up with
a location and detail plan for the transformer.
Public Comment
Michael Farrell of 2 Pinevale Avenue noted that he will lose a lot of privacy when the trees
are taken down, and that people on the proposed 4th floor balcony will be able to look right
into his house.
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The Commission asked the Applicant to provide spot elevations of the existing and proposed
structures so they can understand how the proposal will relate to abutting structures. They
also asked the Applicant explore ways to reduce direct views into the abutting properties.
Erin Reardon of 25 Pinevale Avenue mentioned concerns that the on -site parking
configuration will create a backup like the ones that happen at Bagel World and the car
wash. She is afraid overflow parking will spill onto Pinevale Avenue.
Mr. Weston noted it will be hard to determine what the traffic flow will be like until we know
who the tenants will be.
Mr. Luna commented that the tenants will most likely be professional services such as a
dentist office, rather than uses that cause traffic backups.
Tina Brzezenski of 60 Terrace Park opined that this is an excellent reuse of the property;
however, she expressed concerns that the amount of parking spaces is inadequate.
Michael Farrell of 2 Pinevale Avenue also noted concerns about light aiming into his house.
There is no room for an additional buffer on his side because the proposed parking lot goes
right up against his property line.
The Applicant indicated that the project will take approximately 10 months to build.
David Tuttle moved that the CPDC continue the hearing until January 11th, 2016 at 7 :30 PM.
The motion was seconded by Mr. Weston and approved with a 5 -0 -0 vote.
CPDC Meeting Minutes — November 23, 2015
David Tuttle moved that the CPDC accept the minutes from November 23rd, 2015 as
amended. The motion was seconded by Mr. Weston and approved with a 4 -0 -1 vote with
Ms. Goncalves -Dolan abstaining.
Other Business
Ms. Mercier asked the group if they are amenable to cutting down on use of resources when
distributing plans. She suggested providing electronic packets prior to the meetings to
reduce mailings, and then providing 11x17 copies of the plans at the meeting.
Mr. Hansen opined that electronic is okay beforehand but paper copies are helpful on the
night of the meeting. Mr. Weston commented that full size plans are not necessary and that
11x17 is okay, and Mr. Safina agreed as long as the plans are to scale. Mr. Tuttle noted that
he does not like using google docs because it is hard to zoom in on the plans to see the
details.
UUodates
The Wine Shop has closed and Embellish is closing. The second and third floors of the MF
Charles building are under construction. The Reading Athletic Club is now Golds. The E -Cars
space will now be physical therapy on the first floor and an insurance company with offices
on the second floor.
Mr. Tuttle moved to adjourn the meeting at 10 :15 PM. The motion was seconded by Mr.
Weston and approved with a 5 -0 -0 vote.
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Documents reviewed at the meeting:
CPDC Agenda 12/14/15
CPDC Minutes 11/23/15
149 Van Norden Road:
a) Site Plan Review Application, Narrative and Property Deed - received 11/10/15.
b) Certified List of Abutters - dated 10/15/15.
c) Civil Plans 1 -4: 149 Van Norden Road Site Plan of Land, Located in Reading, Massachusetts,
prepared by Sullivan Engineering Group LLC, dated 10/3/2015.
d) Memo from the Community Development Director to the CPDC - dated 12/10/15.
e) Draft Decision - dated 12/10/15.
258 -262 Main Street:
a) Site Plan Review Application, Narrative and Property Deed - received 11/5/15.
b) Certified List of Abutters - dated 9/28/15.
c) Civil Plans CO, EC, SP, D1, D2 and LP: 258 Main Street, Reading, MA, prepared by Markey &
Rubin, Inc., revised 11/02/15.
d) Architectural Plans A1.00 - A2.04: prepared by Luna Design Group, dated 7/29/15.
e) Photometric Plans 1 -2: 258 Main Street Site Lighting, prepared by Photometrics LLC, dated
9/10/15.
f) Drainage Report for 258 & 262 Main Street, Reading MA, prepared by Markey & Rubin, Inc.,
dated 8/26/15.
g) Letter from Reading Historical Commission to Building Commissioner, dated 6/16/15.
h) Letter from Huan Li, 19 Pinevale Ave., to CPDC, dated 11/26/15.
i) Email from Huan Li, 19 Pinevale Ave., to Planning Staff, dated 11/30/15.
j) Memo from Planning Staff to CPDC, dated 12/10/15.
k) Draft Decision - dated 12/10/15.
1) Memo from Town Engineer to Community Development Director, dated 12/14/14 [15].
m) Bird's Eye View maps of the subject property, submitted by the Applicant at the meeting on
12/14/15.
n) A copy of the Board of Selectmen Policy concerning Access to Public Ways, submitted by the
Applicant at the meeting on 12/14/15.
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