HomeMy WebLinkAbout2016-10-17 Community Planning and Development Commission Minutes.t OFR
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Board - Committee - Commission - Council:
Community Planning and Development Commission 1616 NOy -4 a 28
Date: 2016-10-17 Time: 7:30 PM
Building: Reading Town Hall Location: Selectmen Meeting Room
Address: 16 Lowell Street Session:
Purpose: General Business Version:
Attendees: Members - Present:
John Weston, Nick Safina, Dave Tuttle, Karen Goncalves- Dolan
Members - Not Present:
Jeff Hansen
Others Present:
Assistant Town Manager Jean Dellos, Community Development Director Tulle
Mercier, Administrative Assistant Caitlin Saunders, Brad Latham, Tony
D'Arezzo, Jack Sullivan, Ryan West
Minutes Respectfully Submitted By:
Topics of Discussion:
Chair Nick Safina called the meeting to order
Minor Site Plan Review — Mutual Oil, 83-85 Main Street
Applicant: Francis Turner of Dependable Petroleum
Attorney Brad Latham and Francis Turner of Dependable Petroleum were present on behalf
of the Application.
Ms. Mercier gave a brief overview of the Application. She explained that the DEP is requiring
gas stations to upgrade their dispensers to Include sumps and sensors to mitigate oil leaks.
She pointed out that the signage package has been provided for information purposes only
as the Commission does not have jurisdiction over signs in the Business A Zoning District.
Mr. Latham stated that the Applicant is looking to replace six pump islands and six pumps.
He noted that the islands are cracked and in bad shape and need to be repaired. The new
dispensers will include chip readers to prevent credit card fraud.
Mr. Safina asked whether stainless steel would be used on the Island rims. Mr. Latham
responded in the affirmative. Mr. Safina asked if any additional lighting was proposed for
the pumps. Mr. Latham responded that the screens on the pumps would be illuminated, and
that no additional lighting is proposed.
The Commission briefly reviewed the proposed signage.
Mr. Tuttle moved to approve the Minor Site Plan Review for 83-85 Main Street. The motion
was seconded by Mr. Weston and approved with a 4-0-0 vote.
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Certificates of Appropriateness for Signage
Cooling Unlimited and Mane 565, 565 Main Street
Applicant: Holly Gorrell of Signs by Tomorrow
Holly Gorrell of Signs by Tomorrow was present on behalf of the Applications.
Ms. Gorrell explained that the proposal is to remove both of the existing awning signs and
circular central awning and replace them with two wall signs and a new central awning.
Mr. Safina asked about the condition of the existing white surface. Ms. Gorrell stated that it
Is In pretty good condition and is made out of a stucco material that has not rusted.
Mr. Tuttle asked about lighting, and noted that there is a streetlight in front of the building.
Ms. Gorrell said that no lighting is proposed as both businesses only operate during the day.
She mentioned an existing Fluorescent bulb over Mane 565 that is encased in plastic and
shines onto the sidewalk below. She said that it currently is not illuminated.
Ms. Gorrell shared a sample of sign foam with the Commission. She described the
dimensions of the awning, and explained that the same pacific blue color will be used on
both signs.
Mr. Tuttle moved to approve the Certificate of Appropriateness for Mane 565. The motion
was seconded by Mr. Weston and approved with a 4-0-0 vote.
Mr. Tuttle moved to approve the Certificate of Appropriateness for Cooling Unlimited. The
motion was seconded by Mr. Weston and approved with a 4-0-0 vote.
Review of Conceptual Subdivision Plan - O Harold Avenue
Proponents: Fred Boni III Karen Gately-Herrick
Jack Sullivan, P.E., and Fred Boni were present for the discussion.
Mr. Sullivan described the property, noting that the front portion (known as 116 Van Norden
Road) was split off via an Approval Not Required Plan, leaving approximately 3-4 acres at
the rear (known as 0 Harold Avenue). Much of the back portion is wetland, and the
proponents would like to create two developable lots on the upland portion.
Mr. Sullivan explained that the proponents have two options: (1) undertake the lengthy PRD
process, which requires Town Meeting approval, or (2) propose a standard subdivision and
request waivers from provisions of the Subdivision Regulations to allow for the construction
of a common driveway instead of a full subdivision road. The road/driveway would remain
private, and a homeowners association would be set up to manage it. He indicated that this
process is allowed in some towns already, such as North Andover, Lexington and Stoneham.
Ms. Mercier noted that the Town of Concord allows it as well.
Mr. Tuttle pointed out that much of the lot is wetlands. Mr. Sullivan stated that the
proposed homes would need approval from the Conservation Commission.
Mr. Safina Inquired about the precedent that this would set. He opined that such a process
could allow for greater density (2 lots Instead of 1) on a number of properties in Town. He
said he would like to understand all of the implications. Ms. Mercier suggested that this
would be a middle ground between the onerous PRD process and the construction of a full
subdivision road. The Commission could create a provision for common driveway'that caps
the number of homes that could be served and that has certain thresholds that must be met
in order to achieve it.
Mr. Safina asked what the owners intend to do with the wetland portion. Mr. Sullivan stated
that it would likely be put into a Conservation Restriction.
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Mr. Weston pointed out that the common driveway scenario would allow for larger homes.
He opined that further discussion of this project, as a real world application of how it might
work, would be informative to the Commission as they look at amending the PRD process,
or creating a specific provision for common driveways. He stated that he Is not In favor of
granting waivers just for the sake of achieving this, but that he would go along with it this
time if it led to a different process for these in the future.
Mr. Tuttle noted that the Town has a lot of deep lots on which this scenario might work.
Mr. Safina suggested that the Commission could figure out a waiver process to Inform the
future process. He stated that he would want to understand it in the context of all the other
similar lots In the area.
Mr. Sullivan pointed out that the Commission would not be waiving too many regulations,
and that the proposed development would still meet most of the Subdivision Regulations.
He said that he could submit a Preliminary Subdivision Plan with waivers and justifications
to further the discussion.
Mr. Safina asked to see some examples of how this has worked in other towns.
Proposed Stormwater Bylaw
The proposed Stormwater Bylaw contains many references to the Commission. The Board of
Selectmen asked the Commission to review it and provide feedback on whether it is ready
for a Town Meeting vote. It is on the November Town Meeting Warrant.
Mr. Weston stated that he read the entire bylaw, and that he believes the CPDC is equipped
to handle it, if It is approved. He noted that Section 7.9.4.1 is worded awkwardly and that it
Is unclear to him what the Commission would be regulating.
Tony D'Arezzo, 130 John Street, suggested waiting until Annual Town Meeting in April to
vote on the Stormwater Bylaw due to the large schedule already in place for November.
The Commission discussed Section 7.9.4.1 and the meaning of the word 'sale' in context.
They agreed that staff should ask Town Counsel for clarification. They also agreed that the
Stormwater Bylaw should be voted on in November.
Review of Draft Presentation for Town Meeting
The Commission reviewed the draft presentation prepared by staff for the Zoning Bylaw
Amendments for November Town Meeting. They agreed to keep the format simple and
clear. They made some suggestions on wording and organization.
Minutes
Mr. Tuttle moved to approve the September 26"' minutes. The motion was seconded by Ms.
Goncalves-Dolan and approved with a 4-0-0 vote.
Mr. Tuttle moved to adjourn the meeting at 9:20 PM. The motion was seconded by Mr.
Weston and approved with a 4-0-0 vote.
Documents reviewed at the meetina:
CPDC Agenda 10/17/16
CPDC Minutes 9/26/16
Draft Presentation for Town Meeting
Concept Plans for 0 Harold Avenue
Mutual Oil Minor Site Plan Review:
a) Certified Abutters List, dated 10/5/16.
b) Letter of Request for Determination from Bradley Latham, Esq. to Community Development
Director, dated 9/15/16.
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c) Site Plan for Gulf Oil - Canopy and Building Siding, prepared by P.M.P. Associates, LLC, with a
latest revision date of 3/12/06.
d) Photographs of existing Mutual dispensers and the dispensers used by Shell and Mobil.
e) Citgo dispenser specification, Gllbarco Encore S Series, dated October 2013.
f) Draft Decision, dated 10/17/16.
Cooling Unlimited and Mane 565 Sign Permit Applications:
a) Sign Permit Applications, dated 10/5/16.
b) Colored, dimensioned and annotated specification of the proposed signs as they relate to the
building elevation, with installation details, received 10/6/16, stamped by the Commission on
10/17/16.
c) Draft Certificates of Appropriateness, dated 10/17/16.
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