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HomeMy WebLinkAbout2017-05-22 Community Planning and Development Commission MinutesTown of Reading Meeting Minutes i:E:',I11N3. MASS. Board - Committee - Commission - Council: Community Planning and Development Commission 1011 R,", 13 A % 51 i Date: 2017-05-22 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 Nick Safina, Dave Tuttle, John Weston Members - Not Present: Karen Goncalves-Dolan Others Present: Community Development Director Julie Mercier, Permits Coordinator Kim Saunders, Ryan Hart, Tony D'Arezzo, Steve Fleming, Peter Sandone, Tom Bergendahl, Graham Steele -Perkins, Michael Doyon, Nancy Twomey, Jack Sullivan, Chris Doyon, Brad Latham Minutes Respectfully Submitted By: Kim Saunders Topics of Discussion: Chairman Nick Safina called the meeting to order at 7:32 p.m. Site Plan Review 90-92 Green Street — Arborareen. Inc. Tom Bergendahl, , Steve Fleming, Graham Steele -Perkins and Peter Sandone were present on behalf of the application. Mr. Weston read the public hearing notice into the record. Ms. Mercier gave a brief overview of the proposed project. She noted that the Applicant is proposing to demolish an existing 5 -unit building and construct a 4 -unit townhouse. There are no wetlands located on the property. The Zoning Board of Appeals granted Variances for the proposed building. A Development Review Team (ORT) meeting was held, and all staff feedback has been incorporated into the draft Site Plan Decision. Mr. Bergendahl described the property and proposed development. He explained that the fifth unit was on the third floor and was removed when the Building Inspector pointed out an egress issue. Due to the lot constraints, it was determined that a four -unit building would be more appropriate for the site. The front yard zoning setback is 20' from Green Street. There will be three -units facing Green Street, and one -unit facing Elliott Street. The proposed units will have 3 bedrooms and 2-1/2 bathrooms. The Applicant would like to remove the pine trees at the corner of the property and re -landscape the area. The building will have blown -in insulation with photovoltaic on the roof. The building will be sprinklered and the project will comply with sewer and driveway regulations. Page 1 1 Mr. Safina expressed concern with the driveway proposed on Elliott Street. He questioned if a traffic study or traffic counts should be conducted for the intersection, and noted that staff are okay with granting the requested waiver for the Traffic Study. Mr. Bergendahl confirmed that he will be seeking relief from the Board of Selectmen for the driveways. He explained that the Town Engineer did not want the driveway on top of the catch basin or the marker stone. After a brief discussion, the Commission agreed to waive the Traffic Study requirement. Mr. Safina complimented the proposed architecture and building facade. He questioned the feasibility of putting photovoltaics on an articulated roof. He suggested straightening out the driveway to correct safety concerns at the intersection of Elliott and Green streets. He noted that Town staff would like the large pine tree to be saved. Mr. Tuttle agreed the driveway on Elliott Street is problematic. He commented that the lot is undersized but is grandfathered. Mr. Safina expressed disagreement with the Zoning Board of Appeals findings for the Variances, but acknowledged he did not read the Decision. Ms. Mercier pointed out that the Applicant could tear down the existing structure and re -build it in the same footprint, if desired. Mr. Bergendahl explained the lot is grandfathered because it existed prior to current zoning. He described the existing condition of the building and said that the Zoning Board allowed the Variances based on the economic hardship of bringing the building up to code. Mr. Safina suggested leaving the large pine tree and removing the shrubs that line the corner of the lot. Mr. Weston opined that the driveway on Elliott Street is substandard, and questioned if it would work. He questioned how the Town Engineer could recommend the driveway for approval by the Board of Selectmen. Mr. Sandone reiterated that the driveway was designed to avoid the catch basin. He informed the Commission that a different type of catch basin could be used that would allow removal of the granite block which would shift its location. Mr. Bergendahl said he spoke to the Tree Warden about the tree located on the northern property line. The Town trimmed the tree of dead limbs. Mr. Tuttle asked if sidewalks will be installed. Mr. Bergendahl said he has concerns with a sidewalk damaging the tree roots. Mr. Safina asked if there would be a sidewalk from Green Street around the corner to the Elliott Street driveway. Mr. Bergendahl agreed to it if requested by the Board of Selectmen. He said the Tree Warden is concerned that extending the sidewalk could kill the tree. Mr. Weston noted that this conflict between sidewalks and trees happens all over town, and asked whether the Town's preference is for a sidewalk or a tree. He suggested removing the existing tree, installing a continuous sidewalk and planting a small tree. Mr. Tuttle agreed that a sidewalk should be recommended. Mr. Safina suggested adding a note in the Decision recommending a sidewalk but deferring to the Board of Selectmen. The Commission reviewed the draft Site Plan Review Decision. Mr. Safina suggested adding a condition that the Applicant coordinate with the Town Engineer for the driveway approval. Mr. Weston asked if the building needs to be sprinklered. Ms. Mercier replied it is required in a four -unit dwelling. Mr. Tuttle asked if the Fire Department deemed the water service adequate. Mr. Sandone responded that the Fire Department has not been approached, but stated that a separate line might be needed. Ms. Mercier questioned if the mechanical units will be located in the yard, and if so, how they will be screened and whether they will require sound attenuation. Mr. Bergendahl said Page 1 2 that most mechanicals will be installed in the basement. Mr. Sandone said there might be a condenser outside, but that the mechanicals have not been fully developed. Mr. Weston pointed out that the proposed 6' fence at the rear of the property will screen a condenser, and that most condensers are pretty quiet. Mr. Safina requested the condenser not be visible from the street, and suggested adding a condition that any mechanicals be located towards the rear of the site. Mr. Weston asked about proposed lighting and noted that the plan only shows locations. Mr. Sandone submitted cut sheets to the CPDC. Mr. Tuttle confirmed that there will not be any area lighting on the exterior of the building. Mr. Weston said he personally did not like exposed lightbulbs, and recommended recessed lighting. Ms. Mercier asked that the light fixtures be fully cut-off to comply with dark sky criteria. Ms. Mercier asked for comments on the shared sewer service. Mr. Sandone replied that the Engineering Division recommended extending the line to the back of each unit and bring it through to Elliott Street. The Applicant confirmed there will be gas service. Mr. Safina asked for public comment. There was none. Mr. Tuttle made a motion to close the public hearing for 90-92 Green Street. The motion was seconded by Mr. Weston and approved with a 3-0-0 vote. Mr. Tuttle made a motion to approve the Site Plan Review Decision for 90-02 Green Street as amended, with waivers as amended. The motion was seconded by Mr. Weston and approved with a 3-0-0 vote. Site Plan Review 162 Main Street — 162 Main Street Reading Trust Mike Doyon, Chris Doyon, Attorney Brad Latham, Jack Sullivan, P.E., and Architect Nancy Twomey were present on behalf of the application. Mr. Weston read the legal notice into the record. Mr. Latham described the existing property and the proposed development. The lot is approximately 24,000 SF and increases in elevation towards the rear. It was formerly home to Gregory's Sub Shop and the Richardson's Ice Cream stand. The Applicant is affiliated with the Doyon's Appliance shop at 172 Main Street, and has been the owner of the subject property for 5 years. He is proposing to expand the first Floor to use as a repair shop for Doyon's Appliance, and to maintain the existing second Floor apartment. The proposed uses will generate significantly less traffic than the prior uses. Mr. Sullivan gave an overview of the existing and proposed site. New water, gas and sewer services have been permitted by the Town, and the work has started. The proposed loading zone, dumpster and recycling area will be located on the north side of the building. The two existing curb cuts will remain but will be clarified and made more aesthetically pleasing with raised landscaped islands. The parking lot will be formally striped, and will include handicap spaces. The site work will result in a net decrease in impervious area; no formal drainage system is proposed, but the proposed landscaping will function as a low impact way to treat runoff. The Town Engineer has no issues with the proposed site plan. The platform and steps at the south side of the building will be removed to allow better access for Fire trucks. For safety reasons a guardrail will be installed on the existing concrete retaining wall at 172 Main Street. At the request of the Town, the proposed guardrail will be modified to a cable wire system. Ms. Twomey described the existing and proposed building. She said since the existing ice cream stand does not have a foundation It will be removed. The second means of egress will also be moved, and two bathrooms will be added on the first floor. A farmer's porch with a low roof will be added to the front of the building. Most appliances will be delivered by truck Page 1 3 to the back of the building. The fagade will be brick with vinyl siding. There will be plantings and a fence to screen the concrete. Mr. Tuttle pointed out the 30' zoning transition area noted on the plan and asked if the pavement on the 5-15 side could be removed. . Latham replied that the parking spaces have been there for years, and that the Fire Department requested commercial vehicles be parked in the rear when not in use. Mr. Tuttle asked how many commercial vehicles will be parked on site. Mr. Chris Doyon responded that there are seven vehicles, and reiterated the Fire Department's request. The other parking spaces will be used by the tenant and by customers. Mr. Latham confirmed the intent of the parking was to allow the service trucks in the rear; with patrons and the resident parking in the front. Mr. Tuttle commented that the use Is blended across two parcels, which are dependent on each other. He questioned why the adjacent property located at 172 Main Street was not part of the application. Mr. Latham replied that legally the properties have two different owners. Mr. Safina stated that he has no issues with the pavement or parking being allowed in the rear of the property. He asked about the current drainage condition. Mr. Sullivan replied that there is no formal system on site; it just sheet flows towards the corner. Mr. Safina asked how the grading will work on the northern property line with the loading zone. Mr. Sullivan explained that he and Ms. Twomey coordinated on the design to make it work. Mr. Safina asked if the wire guardrail would be adequate for safety. Mr. Sullivan replied that steel and wire are both rated for this type of use. Mr. Safina commented that his main concern with the project is that the proposed dumpster and retaining wall are located on the property at 172 Main Street, but the application does not mention the abutting property. Mr. Latham pointed out that the retaining wall and wire cable do not require Site Plan Review and could be installed today. The dumpster overhangs the lot boundary because it has to be large enough to separate trash from recycling on site. He offered to propose a smaller dumpster, and then come back with a minor modification to use a larger one at some future point. The Commission discussed the implications of the omission. Ms. Mercier commented that she was not aware the properties were not commonly owned. The main problems are that the Application was not signed by both owners and that the abutters were not properly notified. Mr. Weston expressed disappointment that the two large curb cuts will remain. Mr. Sullivan pointed out that changing them requires MassDOT approval and would likely result in them being made larger. Mr. Weston opined that existing landscaped islands on other properties along Main Street are not maintained and thus do not enhance the streetscape. He asked if the island should be raised more than the 6" curb for visibility or made larger. Mr. Safina suggested using taller plantings. Mr. Sullivan explained that truck turn radii and sight distances limit the feasible size of the Islands. He also noted that the existing signpost will be relocated to the middle of the planted island at the front of the site. Mr. Weston asked the Applicant to provide significant landscaping that can survive snow ploughing. He opined that this is a missed opportunity to do something nicer along Main Street. Mr. Sullivan responded that more could be done if the curb cuts could be modified. Mr. Tuttle opined that the proposed development is an improvement Page 1 4 Mr. Safina asked for public comment. There was none Mr. Latham suggested the Commission add a condition that the Applicant provide an easement agreement from the owner of 172 Main Street for the dumpster and retaining wall. The Commission agreed with this solution to the application omission. Mr. Safina asked about the proposed lighting. Ms. Twomey replied that there will be motion activated lighting at rear and recessed timer lighting under the farmer's porch roof. Mr. Safina asked about the proposed signage. Ms. Mercier explained that a Sign Permit Application will be required, and that there is a condition about this in the Decision. Mr. Tuttle made a motion to close the public hearing for 162 Main Street. The motion was seconded by Mr. Weston and approved with a 3-0-0 vote. Mr. Tuttle made a motion to approve the Site Plan Review Decision for 162 Main Street as amended, with waivers. The motion was seconded by Mr. Weston and approved with a 3-0- 0 vote. Continued Public Hearing, 40R Plan Review - "Postmark" 136 Haven Street & 0 Sanborn Street - 136 Haven Street LLC Attorney Brad Latham was present on behalf of the application. Mr. Latham said this will be the final request from the Applicant to continue the public hearing. He said there is a Protective Covenant on the historic building, and the Applicant is working with MassHistoric on a revised plan. He requested the public hearing be continued to lune 26, 2017. Mr. Latham also noted that an extension of time has been granted to the end of July, and agreed to grant an additional extension of time if needed. Mr. Tuttle made a motion to continue the 40R Plan Review for 136 Haven Street & 0 Sanborn Street as requested by Mr. Latham until lune 26, 2017 at 7:30 PM. The motion was seconded by Mr. Weston and approved with a 3-0-0 vote. Planning Updates and Other Topics Randall Road Definitive Subdivision Plan Endorsement The Commission members signed the Definitive Subdivision Plan for Randall Road Extension that was previously approved. Chili's Bar & Grill - Minor Modification. Permit Extension Ms. Mercier informed the Commission that the Applicant for Chili's Bar & Grill is requesting a one-year extension, and is making changes to their approved -but -not -realized exterior and signage proposal. The sign contractor marked up the Decision with the changes; many of them comply with requests made by the Commission in the Decision, or result in a more modern building appearance. The awning will now be entirely black, and there will be less lighting and fewer red chili pepper logos. Mr. Tuttle made a motion to approve the permit extension for Chili's Bar & Grill for one year, with the proposed amendments. The motion was seconded by Mr. Weston and approved with a 3-0-0 vote. Mr. Tony D'Arezzo from 130 John Street informed the Commission that the proposed sign at 162 Main Street does not meet zoning height requirements. Ms. Mercier said this concern will be addressed when the Sign Permit Application is submitted to the Town. Mr. Tuttle made a motion to adjourn the meeting at 9:15 PM. The motion was seconded by Mr. Weston and approved with a 3-0-0 vote. Page 1 5 Documents reviewed at the meeting: CPDC Agenda 05/22/2017 Randall Road Extension - Plans for Endorsement Chili's Permit Extension Request & Supporting Documentation 136 Haven Street 40R Redevelopment Continuance Request / Extension of Time 90-92 Green Street Site Plan Review: a) Certified Abutters List b) Legal Notice c) Site Plan Review Application d) Narrative & Waiver Request e) Completeness Review by Community Development Director f) Civil Plan Set g) Lighting Plan h) Stormwater Calculations & Drainage Design Letter i) Architectural Plan Set j) Rendering k) Memo from Health Agent to Community Development Director, dated 3/27/17 1) Memos from Town Engineer to Community Development Director, dated 5/17/17 m) Draft Decision, dated 5/22/17 162 Main Street Site Plan Review: a) Certified Abutters List b) Legal Notice c) Site Plan Review Application d) Narrative & Waiver Request e) Completeness Review by Community Development Director IF) Civil Plan n) Architectural Plan Set o) Memo from Health Agent to Community Development Director, dated 3/27/17 P) Memos from Town Engineer to Community Development Director, dated 5/17/17 q) Draft Decision, dated 5/22/17 Page 1 6