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HomeMy WebLinkAbout2016-06-20 Community Planning and Development Commission MinutesTown of Reading Meeting Minutes Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2016-06-20 Time: 7:30 PM Building: Reading Town Hall Address: 16 Lowell Street Purpose: General Business Attendees: Members - Present: ' c4 fZK .q AID 05 Location: Selectmen Meeting Room Session: Version: Chair Jeff Hansen, Dave Tuttle, Nick Safina, Karen Goncalves- Dolan (7:34) Members - Not Present: John Weston Others Present: Assistant Town Manager Jean Delios, Community Development Director Julie Mercier, Administrative Assistant Caitlin Saunders, Attorney Brad Latham, Judith Basteri, William Crowley, David Jamieson, Thad Berry, Richard O'Connell, Kathy Crowley, Gordon McIntosh, Ralph and Barbara Cefali, Cynthia and Mike Hanson, Joanne O'Brien, Melissa and John Russell, John and Kathy Tierney, Annemarie Hunter-Nolty, Tony D'Arezzo, John and Barbara Crosby, Pam and Fran Kiley, Pat O'Brien, Stephanie and Albert Gillis, Paula Boyle, Judy McKinnon Minutes Respectfully Submitted By: Topics of Discussion: Chair Hansen called the meeting to order at 7:30 PM. Release of Lot, 67 Old Farm Road Ms. Mercier noted that the lot should have been released many years ago. Now it is being done as a legal formality so the homeowner can sell the home. Mr. Tuttle moved to approve the release of Lot 12, known as 67 Old Farm Road. The motion was seconded by Mr. Safina and approved with a 3-0-0 vote. Special Permit — Animal Kennel Applicants: Judith Basteri & Anton Melchionda, 271 Main Street Mr. Safina read the legal notice into the record. Attorney Bradley Latham and Judith Basteri were present on behalf of the application. Mr. Latham noted that the property has been used as a kennel for many years, and that the current zoning bylaw requires a special permit for the use. He explained that his client is before the Commission in order to formalize the use, and that no changes to the exterior, interior or the site will be made at this time. He noted that the site has a permit from the Board of Health for the kennel, and opined that the facility meets all of the requirements to be a kennel. He described the current methods for handling refuse and for screening the site from the public. He explained that no deliveries are made to the site, and that the site is tied to municipal water and sewer. Page 1 1 Mr. Safina asked if the applicant would be willing to tilt the existing spotlight downward so that it does not shine onto Main Street. Mr. Latham agreed to do this. Chair Hansen inquired about the condition in the Draft Decision regarding deliveries. The Commission agreed to change the wording so that no delivery vehicles can park along Main Street. Mr. Latham agreed, noting that the applicant currently picks up their supplies. Mr. Latham requested that Condition #1 regarding the Special Permit and any new owners be removed. He stated that special permits run with the land. The Commission agreed to remove Condition #1. Mr. Tuttle moved to approve the Special Permit at 271 Main Street as amended. The motion was seconded by Mr. Safina and approved with a 4-0-0 vote. Definitive Subdivision Plan - 'Lyle Estates' Applicants: Jamieson Properties, LLC, 364 Lowell Street Mr. Safina read the legal notice into the record. Attorney Bill Crowley, Thad Berry, P.E., and David Jamieson were present on behalf of the application. Ms. Mercier gave a brief overview of the application for a 4 -lot subdivision off of Lowell Street near the 129/I-93 interchange. She noted that the site is heavily constrained by wetlands, and that the Applicant has received an Order of Resource Area Delineation (ORAD) from the Conservation Commission. She explained that each of the four proposed lots appears to conform to the bulk requirements of the S-15 Zoning District. Mr. Crowley explained the history of the property and noted that many paper streets were proposed in the past that were never accepted by the Town and are not contained in any current deeds. He noted that a front yard setback variance will be required from the ZBA if the existing house - which fronts on Lowell Street - is reconfigured to gain frontage from the new subdivision road. A new garage is proposed to be added to the existing house. Mr. Crowley mentioned an old drainage ditch that has not been properly maintained and is clogged with sand, silt and weeds. He explained that the Applicant is required to go before the Conservation Commission in order to clean it up, and is also working closely with the Engineering Division. He noted that the turning radius for the cul-de-sac is not wide enough for the Fire Chief. Mr. Berry pointed out that the cul-de-sac width can accommodate a fire truck turning movement but is not in compliance with the minimum standard. If a solution cannot be reached, the Applicant may have to reduce the number of lots. He said that the existing driveway width and the location of abutting homes limits the width of the proposed road; a waiver will be requested to allow it to be narrower than specified in the Subdivision Rules and Regulations. Mr. Safina asked why the Applicant cannot increase the radius of the cul-de-sac in the direction of the southwest corner of the site. Mr. Crowley pointed out the wetlands buffers on the plans, and noted all work proposed within wetland areas will require that a Notice of Intent be filed with the Conservation Commission. Mr. Berry explained that there are some nice sized pines and a lot of brush on the site. Mr. Tuttle opined that the wetlands seem accidental and man-made due to the overflow from the un -maintained drainage ditch. Mr. Berry explained that the hydraulic connection between the drainage swale and the sewer line was severed when the sewer was added, so the water cannot flow properly. He noted that the culvert and pipes are clogged with leaves and debris, and that there is a pile of sand at the southeast corner of the site. Chair Hansen asked about the work proposed to the existing house. Mr. Crowley responded that the structure is sound so they will just be renovating and adding an attached garage. Page 1 2 Chair Hansen opened the hearing to public comment. Chris Nolty of 35 Plymouth Road asked if the site is in the Aquifer Protection District and Ms. Mercier responded that the whole area is. Mr. Hansen explained that the Aquifer Protection Bylaw was recently revised to make it less onerous on residential properties. Annemarie Hunter-Nolty of 35 Plymouth Road noted that she and other abutters have sat through hours of meetings, that the Conservation Commission did not seem favorable to the project, and that the threat of a 40B is not appreciated. Kathy Tierney of 33 Plymouth Road commented that she loves the weeds and the beauty of the natural area in her backyard, and does not want the drainage ditch cleaned up. She also noted that residents moved out because the wetlands regulations were too restrictive. Melissa Russell of 23 Plymouth Road noted that she does not have flooding issues because of the wetlands, and asked why they would fix something that isn't broken. John Crosby of 16 Dustin Road explained that a couple of homes on Dustin Road have a lot of water and flooding problems, and opined that rain gardens will not work. Barbara Crosby of 16 Dustin Road asked the Applicant not to remove old growth trees. Annemarie Hunter-Nolty of 35 Plymouth Road echoed this request, opining that tree removal would cause flooding to abutting properties. Cynthia Hanson of 17 Plymouth Road asked how the plans would change. Mr. Hansen noted that the Engineering Division and Fire Department have submitted comments that need to be resolved before the Commission can approve the plans. Mr. Safina commented that the Conservation Commission and Engineering Division will ensure that stormwater is properly managed, and that the use of Low Impact Development (LID) measures has been tested and proven. Joanne O'Brien of 27 Plymouth Road asked how snow will be managed. Mr. Crowley responded that snow removal will be addressed as the plans get refined. Mike Hanson of 17 Plymouth Road stated that it would be a shame for these natural habitats to be destroyed. He asked what kind of consideration is given to long-time residents who have concerns about the project. He opined that the number of waivers seems exorbitant. Fran Kiley of 37 Lowell Street noted that he is the owner of the lot at the front of the site. He commented on the history of the parcels, paper streets, easements and payment of taxes, and asked how the Applicant is able to develop the site. Mr. Crowley responded that taxes are being paid for the entire site and that there is no record of the paper streets. Mr. Safina assured the public that the Town will collect all taxes that are owed. Chair Hansen reminded the room that the Applicant has a lot of issues to resolve and that the plans are likely to change. He suggested that the Commission continue the hearing. Mr. Tuttle moved to continue the hearing to August 8th at 7:30 PM. The motion was seconded by Mr. Safina and approved with a 4-0-0 vote. Potential Zoning Bylaw Amendments for 2016 Sign Bylaw Mr. Tuttle said the graphics are a great addition. Page 1 3 Ms. Mercier noted that most of the comments from Town Counsel have been addressed, but that he will get another chance to review it after the Public Hearing on July 25tH Tony D'Arezzo of 130 John Street opined that he believes it is ready for public comment. He noted a couple of minor edits that should be made. Mr. Safina explained that these amendments are really just a recodification, and that no changes to regulations have been made. He asked whether the Commission should entertain requests for substantive changes at the Public Hearing. Mr. Hansen responded that the Public Hearing will be a good venue for gathering feedback on changes, but that substantive changes should be saved for a future Town Meeting. Site Plan Review The Commission agreed that it is in good shape and that no changes are needed. Other Ms. Mercier suggested that the Commission not use the term "minor amendments" going forward as some of them (i.e., special home occupation, accessory structures) are fairly nuanced. Ms. Mercier relayed the message that the building inspector does not think contractor's yards' should be allowed in any residential district. Minor Site Plan Review — BoliColi / Baystate Physical Therapy Applicant: John Waters, 281 Main Street Richard O'Connell, P.E. was present on behalf of the application. Mr. O'Connell of RJ O'Connell Associates, noted that he was the design engineer for eCars (the former tenant) and for Perfecto's Caffe (the property next door). He briefly explained the history of both sites. He noted that at this time, his client is proposing to add an entry vestibule. He explained how the addition will impact the setbacks. Mr. Safina commented that the architectural drawings leave a lot to be desired. He pointed out the elevations and model do not match, and that the overhang does not cleanly tie into the existing porch roof. Mr. Tuttle questioned the need for the canopy. Mr. O'Connell responded that the vestibule is meant to provide a sheltered space for people entering the building, and to improve the building aesthetics. He noted that he can ask the architect to revisit the drawings. Ms. Delios agreed that the plans need work. Ms. Mercier suggested that the Minor Site Plan Review be approved with a condition that the architect revisit the design and schedule a time to meet with staff and Mr. Safina to review the revised design. Mr. Safina inquired about the lighting. Mr. O'Connell explained that the existing porch is down -lit. Mr. Safina suggested adding a condition that any new lighting match the existing. The Commission agreed to both of these conditions. Mr. Tuttle moved to approve the Minor Site Pian Review as amended. The motion was seconded by Mr. Safina and approved with a 4-0-0 vote. Certificate of Appropriateness for Signage — Pizza Town Applicant: Cem Atay, 648 Main Street Mr. Cern Atay was present on behalf of the application. Mr. Tuttle announced that he would abstain from voting as his sons work for Pizza Town. Ms. Mercier gave a brief overview of the proposed sign and lighting. Page 1 4 Mr. Atay explained that he would like to change the name from Town Pizza to Pizza Town, and that the new sign would be the same size as the existing sign but have different colors He explained that he would change the colors from blue and gold to red and white to make the store more noticeable. In the future, he would like to replace the existing halogen lights (that are not attached to the sign, but are up -lit to illuminate it) to LED lights that will last through the winter months. He stated that the awning is old and dirty, but will be a mess to remove. As a solution, he would prefer to just remove the valence where the name is. Mr. Safina suggested leaving the awning and just changing the name on it. He also suggested making the letters on the new sign the same size as the letters on the old sign. Ms. Safina noted that the current window signs are not conforming and some of them need to be taken down. He described the requirement to the Applicant. The Commission noted their unease with the Applicant's proposal to break from the uniform appearance of the signage on the building, but agreed to allow it. Mr. Safina moved to approve the Certificate of Appropriateness as amended. The motion was seconded by Ms. Goncalves-Dolan and approved with a 3-0-1 vote with Mr. Tuttle abstaining. Updates The Commission discussed the format of their presentation to the Board of Selectmen on June 21st. They will update the Board on zoning and get feedback on timing and process. The business community event will be on June 28th at Reading Cooperative Bank. It will be informal with a survey to solicit feedback. Ms. Delios noted that she is working with the MBTA on solutions to downtown parking. Ms. Mercier noted that Burger King is remodeling, and may come to the Commission with an application for a Minor Site Plan Review in the near future. Mr. Tuttle moved to adjourn the meeting at 10:10 PM. The motion was seconded by Mr. Safina and approved with a 4-0-0 vote. Documents reviewed at the meeting: CPDC Agenda 6/20/16 CPDC Agendas for 6/21/16 and 6/28/16 CPDC Minutes 6/6/16 Pet Companions, 271 Main Street: a) Application and supporting materials, dated 4/21/16. b) Draft Decision, dated 5/23/16. Lyle Estates, 364 Lowell Street: a) Application, List of Waivers, and supporting materials, received 4/4/16. b) Definitive Subdivision Plans, dated 4/4/16. c) Drainage Report, dated April 2016. d) Memo from Community Development Director to Commission, including all staff feedback, dated 5/19/16. e) Draft Decision, dated 5/23/16. BoliColi, 281 Main Street: a) Package of Plans, received 6/13/16. b) Draft Decision, dated 6/20/16. Pizza Town, 648 Main Street: a) Sign Permit Application, dated 6/13/16. Page 1 5 b) Elevations, drawings and photos, received 6/13/16. c) Draft Decision, dated 6/20/16. Lot Release, 67 Old Farm Road: a) Form L - Lot Release. b) Official Lot Release Statement, to be signed by Commission and notarized. c) Memo from Town Engineer, dated 6/6/16. d) Original Covenant, dated 6/15/76. e) Definitive Subdivision Plan, Hopkins Farm. Zoning Bylaw Amendments: a) Sign Bylaw - 3'd Draft b) Site Plan Review - 3rd Draft c) Other Amendments - 3rd Drafts • Accessory Structures • Accessory Uses o Parking/Garaging of Commercial Vehicles - by Special Permit o Special Home Occupation - by Special Permit • Principal Uses o Pet Grooming - By Right • Accessory Apartment Definition • Lot Shape • Renumbering Page 1 6