HomeMy WebLinkAbout2016-07-11 Community Planning and Development Commission MinutesOFR r
O
sJ90lIr�oA%�
Town of Reading
Meeting Minutes
Board - Committee - Commission - Council:
Community Planning and Development Commission A Or 05
Date: 2016-07-11 Time: 7:30 PM
Building: Reading Town Hall Location: Selectmen Meeting Room
Address: 16 Lowell Street Session:
Purpose: General Business Version:
Attendees: Members - Present:
Chair Jeff Hansen, Nick Safina, Dave Tuttle, Karen GoncaIves- Dolan, John
Weston (7:37 PM)
Members - Not Present:
Others Present:
Assistant Town Manager Jean Delios, Community Development Director Julie
Mercier, Administrative Assistant Caitlin Saunders, Mark Hall, Bill Crowley,
Jack McQuilkin, Michael Palmer, Nancy Twomey, Steven Donovan, Ron and
Gretchen Bular, Lauren Kessaris, Nancy Coleman, Frank Coleman, Pat Lloyd
Rolt, Adina Weisman, Vis Sankaran, Tony D'Arezzo, Cherrie Dubois
Minutes Respectfully Submitted By:
Topics of Discussion:
Chairman Jeff Hansen called the meeting to order.
Preliminary Subdivision Plan — Randall Road Extension
Applicant: Mark G. Hall, 0 Randall Road & 25 Springvale Road
Mark Hall, Applicant, Bill Crowley, Attorney, and Jack McQuilkin, P.E. were present on behalf
of the application.
Mr. Hansen noted that concerns about wetlands are not the jurisdiction of the CPDC and
should be reserved for hearings with the Conservation Commission.
Ms. Mercier briefly described the project and the site, noting that the proposed lots conform
to the zoning requirements.
Mr. Crowley explained that the proposal is to create 3 additional lots and reconfigure 1
existing lot, and to extend Randall Road a couple hundred feet to provide frontage for the 3
new lots. He said that the existing cul-de-sac bulb will be decommissioned. The proposed
extension will maintain the existing 40 -foot road width and curbing materials of the existing
road. He mentioned that waivers will be required for the road width cul-de-sac width, and
curb material. He stated that the cul-de-sac will not include a center island, and that the
width meets the requirements of the Fire Department. Ms. Mercier confirmed this.
Mr. Crowley also mentioned that a waiver from providing a locus inset showing details of
roads within 1000' of the site has been requested. The Applicant agreed to provide roadway
information for Randall Road, Springvale Road, Lisa Lane, and Overlook Road.
Page 1 1
Mr. Safina asked how often the CPDC grants the locus inset waiver. Mr. Hansen asked what
information would be missed if the CPDC granted the waiver. Mr. McQuilkin explained that
the locus provided was taken from the Town's GIS, but it does not include sidewalk width
and other details.
Ms. Mercier noted that in her experience as a planner, she has never seen a locus inset
requirement of 1,000 feet; she said that 400' or 500' is typical and seems more reasonable.
She also noted that the Town Engineer is okay with this waiver.
Mr. Hansen asked how many trees will be removed from the site. Mr. Crowley noted that a
tree inventory has been done but that the information has not been aggregated or plotted.
Mr. Hansen asked if the water main was recently replaced in Lisa Lane, and if so, does the
Town have plans to do work in Randall Road soon. Ms. Mercier agreed to follow up with the
Town Engineer on this.
Mr. Safina stated that he is not in favor of waiving the granite curb requirement because
granite curbs help direct stormwater and prevent erosion. Mr. Weston agreed. Mr. Crowley
responded that the existing curbing on Randall Road is 2" rolled bituminous, and that DPW
prefers the curbing to be the same all along Randall Road. He noted that the Conservation
Commission does not necessarily agree that granite curbing helps water flow. He asked the
Commission for guidance.
Mr. Safina opined that the Applicant should defer to the DPW and Conservation Commission
Mr. Hansen asked if the Applicant has met with the Town Engineer, and the Mr. Crowley
responded in the affirmative. Mr. Hansen asked whether the Fire Chief had provided any
input on the design. Ms. Mercier confirmed that the Fire Chief has no issues with the project
at this time, and that the cul-de-sac width is sufficient for fire truck maneuverability.
Mr. Tuttle inquired about the Preliminary Subdivision process. Ms. Mercier noted that for
residential subdivisions, the Preliminary Plan is optional, and that approval of the Plan
simply allows the Applicant to proceed and submit a Definitive Plan.
Chair Hansen opened the meeting to public comment.
Steven Donovan of 36 Randall Road asked what is proposed in the location of the existing
cul-de-sac bulb, and what will be built near the wetlands that infringe on his property. Mr.
McQuilkin explained that the area will be dug out and planted with wetland species in order
to create a 'pocket wetland" retention area. He described that runoff will be captured by
catch basins and released into the wetland, and he noted that there is a culvert on the edge
of the property that ties into the drainage ditch.
Mr. Safina asked whether that area of the site currently has standing water at times, and
Mr. McQuilkin replied that it does.
Adina Weisman of 29 Springvale Road asked whether a house is proposed directly behind
her house, and if so, whether it could be moved as far as possible to the right and screened
She described specific types of evergreens that she likes. Mr. Hall agreed to work with her
on the house location and landscaping between the lots. Mr. Hansen recommended that the
Applicant meet directly with all abutters.
Peter Shields of 31 Randall Road opined that the plans are flawed because they do not
include the wetlands delineation approved by the Conservation Commission. He pointed out
that the Applicant has made no mention of Glenmere Circle, which is just north of Randall
Road. He asked why the stream/ditch between the properties along Randall Road and
Glenmere Circle has not been delineated. Ms. Mercier agreed to follow up with the
Conservation Administrator on these items.
Page 1 2
Gretchen Baker of 62 Glenmere Circle noted that the stream is on her property so she does
not think it is anyone else's concern. Mr. McQuilkin explained that if it is considered a
wetland resource, future development will have to maintain a buffer from it. He noted that it
is a topic to be discussed with the Conservation Commission.
Mr. Weston reminded that audience that the CPDC is primarily concerned with upland area,
and zoning setbacks.
Mr. Tuttle explained that zoning setbacks and wetland buffers are independent from one
another but in some cases may overlap. Mr. Safina clarified that wetland buffers do not
modify property lines.
Mr. Crowley reminded everyone this is just a preliminary plan.
Pat Lloyd of the Reading Open Land Trust (ROLT) asked who is responsible for maintaining
drainage basins. She noted that when they are not maintained properly, they impact other
lots. She pointed out that the ROLT owns some lots on Randall Road and is concerned that
abutting property owners are aware of their responsibilities.
Ms. Mercier replied that in some cases, the Town has a drainage easement over the land
and is responsible for maintaining them. Ms. Delios explained that when the Town is
responsible, typically the Conservation Administrator and DPW work together to monitor
and maintain them. Mr. Tuttle pointed out that if the Town is aware of a problem, the Town
will help fix it. Ms. Delios mentioned see -click -fix on the Town's website.
Frank Coleman of 26 Randall Road asked if the CPDC was going to vote on the waivers, and
asked if the Applicant intends to extend the road further in the future. Mr. Hansen said that
the Commission would review the waivers prior to voting on the plan. Mr. Crowley explained
that the Applicant only owns some of the lots on Randall Road, and that the ROLT lands and
wetland areas limit potential future extension of the road.
Mr. Safina noted that if land is deemed buildable, an owner can build on it.
Bill Fox of 35 Randall Road asked about proposed drainage on Lot 1. He noted that there is
an ongoing problem with water and that he is concerned about flooding. Mr. Hansen replied
that the Engineering Division will review the drainage design in detail if/when the Applicant
submits a Definitive Plan. Ms. Mercier agreed to put him in touch with the Town Engineer.
Mr. Crowley noted that Engineering and Conservation staff work very closely together to
ensure that drainage systems are designed adequately. He agreed to implement whatever
recommendations they have, but noted that at this time, the plan is just preliminary.
Dave Tuttle noted that the post -construction drainage design standard is zero additional
runoff. Thus the Applicant cannot make the existing drainage any worse than it is.
The Commission reviewed the requested waivers. They determined not to grant the waiver
from vertical granite curbing, but to instead add a condition that the Applicant shall work
with the Conservation Commission and DPW to determine which type of curbing is desired
for this project. They agreed to grant all of the other waivers, including the locus inset
waiver with the exception of the four streets agreed to by the Applicant.
Ms. Mercier alerted them to an added condition regarding a reconfiguration of the cul-de-sac
bulb to obviate the need for easements over private property.
Mr. Tuttle moved to approve the Preliminary Subdivision Plan, with waivers and conditions
as amended, at 0 Randall Road and 25 Springvale Road. The motion was seconded by Mr.
Safina and approved with a 5-0-0 vote.
Page J 3
Public Hearing - Zoning Bylaw Amendments
November 2016 Subsequent Town Meeting
Mr. Safina read the legal notice for the record.
Site Plan Review (Section 4.6)
There were no comments from the Commission or the public.
Pet Grooming (Sections 2.0 and 5.3.1)
There were no comments from the Commission or the public.
Commercial Vehicles
Ms. Mercier explained that after discussions with the Building Inspector, more thought is
needed on this. She recommended the Commission not put it in the warrant this year.
Special Home Occupation (Sections 2.0, 5.3.2, and 5.6.71
Cherrie Dubois of 9 Meadow Brook Lane asked for clarification on what types of uses count
as home occupations. Ms. Mercier gave some examples and explained that the primary
difference between the existing Home Occupation bylaw and the provision for Special Home
Occupation would be the allowance of one full-time employee who is not a resident of the
dwelling.
Ms. Dubois asked whether the Commission would allow two part time employees instead of
one full time employee. Ms. Mercier noted that Special Home Occupation applications would
be considered on a case-by-case basis.
Ms. Dubois asked whether AirBnB would be allowed, and how payment of taxes on home
occupations would be handled. Ms. Mercier responded that payment of taxes depends upon
how a business is registered and how earnings are reported.
Accessory Buildings or Structures (Section 5.5)
Nancy Twomey of 23 California Road expressed several concerns from her perspective as a
local architect. She noted that many lots in Town are undersized and/or narrow, and that
the existing bylaw, as well as the proposed changes make it very difficult for homeowners to
construct garages or accessory structures. Ms. Mercier agreed to meet with her to discuss
potential solutions.
Accessory Apartment (Section 5.4.7.3(b))
Ms. Mercier noted that she received feedback from Brad Latham, a local attorney. In his
opinion, limiting an accessory apartment to 750 gross square feet is very restrictive. Ms.
Twomey agreed that if the wording is changed from 'net' to gross' that the allowed size
should be closer to 900 or 1000 square feet. Ms. Mercier agreed to revisit this bylaw.
The Commission agreed to leave the Public Hearing open and continue discussion of these
proposed ZBL Amendments when they have the Public Hearing for the Sign Bylaw.
Minor Site Plan Review — Fusilli's Cucina
Applicant: Michael Palmer, 107 Main Street
Michael Palmer, Applicant, was present on behalf of the application.
Ms. Delios explained that the Applicant is looking to provide an outdoor patio with six (6)
tables and twelve (12) seats. She noted that the Board of Health has approved the vertical
air curtain.
Mr. Weston asked if the site has enough parking to support additional seating. Mr. Palmer
noted that he hardly ever uses the private front room which has 36 seats, and that they
often close it even on weekends. He stated that functionally, the parking lot is too small for
the building, but that he has not had any parking problems as his restaurant is not full.
Page 1 4
Ms. Mercier asked how many parking spaces and indoor seats the restaurant has. Mr.
Palmer responded that there are 47 or 48 parking spaces and 152 indoor seats.
Ms. Goncalves- Dolan asked what color the bollards will be. Mr. Palmer responded that the
bollards will be encased within a half -wall and will not be visible.
Mr. Safina commented that the lighting in the trees and the banners are inappropriate and
may conflict with the Sign Bylaw. He suggested that the Applicant check with the Town. Mr.
Palmer responded that the tree lighting is red and green which lends to the Italian themed
restaurant. He explained that the property is challenging, and that he is trying different
things to improve business.
Ms. Delios noted the Building Inspector will want to review the plan and ensure that the
patio is handicap accessible. She asked where the propane units will be stored when not in
use. Mr. Palmer noted that all of the outdoor furniture can be moved, and that the table size
can be reduced if needed. He mentioned a few options for propane storage.
The CPDC added a condition that when the patio is open, the corresponding number of
indoor seats must be taken out of use. They also added a condition that the Building
Inspector review the patio plan before an occupancy permit is issued.
Mr. Tuttle moved to approve the Minor Site Plan Review, with conditions as amended, at
107 Main Street. The motion was seconded by Mr. Safina and approved with a 5-0-0 vote.
Updates
The Commission discussed the format of their joint meeting with the Board of Selectmen on
July 19th, and some of the reasons for expanding the 40R District.
Ms. Delios informed the group that the Post office has moved to the Eastern Bank site.
Mr. Tuttle moved to adjourn the meeting at 10:30 PM. The motion was seconded by Mr.
Safina and approved with a 5-0-0 vote.
Documents reviewed at the meeting:
CPDC Agenda 7/11/16
Public Hearing Legal Notice for Zoning Bylaw Amendments for November 2016 Town Meeting
Legal Ads for Randall Road and Fusilli's Cucina (not required by law, but printed and mailed as
courtesy to abutters)
Randall Road Extension Preliminary Subdivision:
a) Form B: Application for a Preliminary Subdivision Plan, filed 6/6/16.
b) List of Waivers requested from the Town of Reading Subdivision Rules & Regulations.
c) Certified List of Abutters, dated 5/26/16.
d) Email from Community Development Director to Applicant, Applicant's Engineer and
Applicant's Attorney with a statement deeming the submission Complete, and including a list
of minor revisions to be made for the next plan submission, dated 6/7/16.
e) Preliminary Subdivision Plan Sheets 1-4 - Randall Road Extension, Reading MA, prepared for:
MG Hall Contractors, prepared by: JM Associates, dated 6/6/16.
f) Drainage Report - Preliminary Subdivision Plan, Randall Road Extension, Reading MA,
prepared by JM Associates, dated June 6, 2016.
g) Order of Resource Area Delineation, issued by the Reading Conservation Commission 3/24/16.
h) Notes from the Development Review Team (DRT) meeting on 6/22/16.
i) Draft Decision, dated 7/11/16.
Zoning Bylaw Amendments:
a) Site Plan Review (Section 4.6) - Public Hearing Draft
b) Pet Grooming (Sections 2.0 and 5.3.1) - Public Hearing Draft
c) Special Home Occupation (Sections 2.0, 5.3.2 and 5.6.7) - Public Hearing Draft
Page 1 5
d) Accessory Buildings or Structures (Section 5.5) - Public Hearing Draft
e) Other Amendments - Public Hearing Drafts
• Renumbering CPDC Power (Section 4.3)
• Accessory Apartment Definition (Section 5.4.7.3(b))
• Lot Shape (Section 6.2.1)
Fusilli's Cucina, 107 Main Street:
a) Cover Letter from Michael Palmer to Planning Board, dated 6/15/16.
b) Certified Abutters List, dated 6/13/16.
c) Plan Review Approval from the Board of Health, dated 5/19/16.
d) Proposed Patio Seating Plan, depicting 12 seats, unlabeled, undated, received 6/15/16.
e) Sheet 1 of 1: As -Built Plan - prepared for 107 Main Street, Reading, MA, prepared by Sullivan
Engineering Group, LLC, dated 10/11/10.
f) Sheet A.26: Proposed First Floor Seating Plan - prepared by Domenic Sicari Associates, LTD,
depicting indoor seating only, dated 8/27/09, revised 11/3/09 - existing condition.
g) Sheet A.13: Proposed Front and Right Side Elevations - prepared by Domenic Sicari
Associates, LTD, dated 8/27/09, revised 11/3/09 - existing condition.
h) Sheet A.9: Proposed Foundation Floor Plan - prepared by Domenic Sicari Associates, LTD,
dated 8/27/09, revised 11/3/09 - existing condition.
i) Draft Decision, dated 7/11/16.
Page 1 6