Loading...
HomeMy WebLinkAbout2018-07-09 Community Planning and Development Commission Minutes OFq - Town of Reading gQE C ` t y €-) a Meeting .Minutes ;. ° ` !_ ,s. J . . t J NI DIN s39j1NCONQ�� Board = Committee - Commission - Council: 2115:AUG 14 Am s. 07 Community Planning and Development Commission Date: 2018-07-09 Time: 7:30 PM Building: Reading Town Hall Location: Selectmen Meeting Room Address: 16 Lowell Street Session: -Open Session - Purpose: General Business Version: Attendees: Members - Present: Chairman Nick Safina, John Weston, Dave Tuttle; Rachel Hitch, Pamela Adrian Associate Tony,D'Arezzo Members - Not Present: Others.Present: Assistant Town Manager Jean Delios, Planning Assistant-Andrew MacNichol,, Jonathan Barnes, David Neumeyer, Hooshmand Afshar,.Darlo Morelli, George Rio, Brian McG.rail,.Kevin Roche, Marcia Brown, Mark Doherty, - Brenda Doherty, JennferTrano, Steve Mirabella, Sally Boehner, Jan.Wilcox;. - Michelle Hopkins; Elicabeth Zieger, Deb Power, John Power, Peter Verrier, Gray Kramer, Dan McCarthy, Jacki Welch; Danica Medeiros;Joe. & Karen Westerman, Cynda Rohmer, Steven Cicatelli, Kathleen Hahn; Richard Hahn, Nick Bonanno, Ed Peddle; Loretta Comeau,_Jery Comeau, Pat.Keane, Robert McIsaac, Deidra Walsh, Denis Walsh, Richard.Bova; Jason Kwan, A. Weaver, Jack Sullivan, Sean Quinn, Vanessa.Alvarado Minutes Respectfully Submitted By: Topics of Discussion: Chairman Nick Safina called the meeting to order at 7.:35 p.m.: Minor Amendment, PUD Special.Permit Johnson Wood; O. Bradley Latham on behalf of Ted Moore. - Staff Planner Andrew MacNichol informed the Chair that no one was present.on behalf of the :Application and:he received an email for a continuance. Acknowledging it is.out.of order-the' . : Chair asked for a motion to continue the Minor Amendment for the PUD Special Permit.for Johnson:Woods to August 13, 2018. Mr. Tuttle made a motion to continue the application fora Minor Amendment, PUD Special Permit at Johnson Woods to August 13th at 7:30PM. The motion was seconded by Ms. Hitch and approved with a 5-0-0 vote. Page i i Public Hearing, Site Plan Review 292 (aka 2881 Grove Street, Meadow Brook Golf-Club Brian McGrail, Kevin Roche, Andrew Weaver and Jack Sullivan were present on behalf of.the Application. Mr. Safina -said associate members are eligible to vote if full time'-members are not able to vote. The Assistant:Town Manager Jean Delios replied due to having a quorum, the associate members will not be required to vote. Mr. Weston read the public hearing notice. The Planning Assistant Andrew.MacNichol said the-proposal is to raze the existing clubhouse an.d construct a new. one at 292 Grove Street. The structure is similar in size, style and is the same use as the application previously submitted. Mr. MacNichol said the Applicant is present to.provide additional information. Mr. Brian-McGrail:said he Is the attorney representing .Meadow Brook Golf Club to help in the_. efforts to raze the existing clubhouse and construct a new one that is similar,in size, style and.almost in the same location. He introduced the team: the President of Meadow Brook Golf Club Kevin Roche; the:Site Civil Engineer Jack Sullivan; and the Architect Andrew Weaver. He.said the effort to receive Town approval to commence construction on a new clubhouse has been a long process. -The Applicant submitted plans in 2017 to the Commission for Site Plan Approval'and a Special Permit. After the Applicant attended one public hearing the Applicant.withdrew without prejudice for further revisions. The Town vetted the plans and confirmed with Town Counsel and it was determined a Special Permit was not required for the project. The only approval the Applicant is seeking is Site Plan Approval. He provided information onthe proposal: • .The existing clubhouse does not comply with zoning requirements and will be razed; • The new clubhouse will meet all zoning requirements; k The.proposed building will be state-of-the-art facility and handicap-accessible, •. The standards of the'Site Plan Review is a review aspect with, reasonable conditions but Special Permit standards do not apply; •. The Applicant has held neighborhood-meetings where ideas were presented to address some concerns; and •: The proposed plans are reflective,as to what was.discussed with the abutters Mr..McGrail summarized by stating Meadow Brook Golf Club has been established for over 100 years and has consistently given back to the community. The•proposal could.be considered for the community because there are so many residents from Reading who are members. He added the majority of the members in the audience are members of the golf club: Mr.. Roche gave a brief background_of Meadow Brook Golf Club: • The golf course is 120 years old and is privately owned; •. The club offers a swimming pool and tennis courts; • Significant investmerits.have been made over the years on the irrigation system and maintenance; • The core of the golf course is the clubhouse; • The clubhouse provides restrooms, showers, Lockers and dining for the members; •. The clubhouse is an important social.element; • The Board has concerns about the structure of the current clubhouse; The enhancements on the imigationsystem and maintenance brought forward_ additional concerns; • -A Clubhouse Advisory team was formed by members with experience in development business; •. The Board hired professionals with experience in design and development in other golf clubhouses around the New England area; Page i 2 • The external and internal advisors looked at the building and location and after many discussions with the Board it was decided a new clubhouse would be beneficial than renovating the existing; and • The members approved by a wide margin for a new clubhouse Mr. Roche pointed out'facts about the proposal: • The proposed building is in the similar location as the existing; • The design of the proposed building takes into consideration where the Board wants specific parts of the building; • The proposed building was turned to have the outdoor areas face into the property and not on Grove Street. • The turning of the building is a step in the right direction for both the members and the abutters; • The Board is not looking to expand the 9-hole golf course any further; • The proposed clubhouse was built for a 9-hole course and will not change; • The membership levels have not changed within the last 15 years. The clubhouse was designed for a 9-hole golf club with pool and tennis courts; • The current curb cut will largely remain in place; • There were several meetings held with the abutters and Town departments to receive input on the plans; • Changes were made from the original plan to improve sound, trash, driveway and drainage; and • The club will operate as it does today, with the off season being November through March Mr. Roche thanked the Commission for their time. Mr. Jack Sullivan from Sullivan Engineering Group said the Applicant attended a Town DRT meeting and is currently reviewing the plans with the Conservation Commission. The Applicant originally filed with the Conservation Commission in the fall but requested the hearing to be continued. Mr. Sullivan presented the Site Plan: • The existing curb cut and entrance will remain in the same location for the proposed building; • Soil testing was performed with oversight from the Engineering Department. The sand and gravel is very good for drainage; • The site is 60 acres and is in the Aquifer Protection District, the front portion is in the S-20 Zoning District and the rear is in the S-40 Zoning District; • The left of the side entrance has wetlands that was delineated by Norse Environmental Services; • The majority of the work is outside the Conservation Commission jurisdiction, but there will be minor work that will require approval; • The existing.building is 16 feet off of Grove Street - the new building will be over 30 feet back from Grove Street; The proposed site plan was presented that showed the building is relatively in the same location as the existing; • The 24' curb cut is in the same general location and meets Town requirements; • The building is designed with an island and a circular drop-off area that leads to the lower level entrance for the elderly or guests of the club; • The loading space is located by the drop-off area to allow for deliveries. The delivery vehicles will be able to circle out after the delivery; and • The general club members will park in the existing parking,lot; Mr. Sullivan presented the Grade and Drainage Plan: • The clubhouse and the roof porches will be hard piped to a drainage infiltration field; • The infiltration field has been designed to store and infiltrate a 100 year storm event; • The porches and the clubhouse is approximately 8,300 square feet; Page 1 3 • The total pervious surface will be increased by 2,800 square feet mainly due to the circular drop-off area; • The drainage infiltration field will decrease the impervious by 8,000 square feet; • The drainage analysis concluded there is a 28% reduction in storm-water run off . compared to the existing site; Mr. Sullivan said Engineering and Conservation questioned the sheath runoff onto,Grove Street. To address the runoff he proposed to install a trench drain at the entrance of the site. He explained the runoff would flow from the trench drain to an outlet then to a rain garden with an emergency overflow to a riprap out towards the wetlands; but the Town had concerns with the proposal because the slope could cause a large amount of water to overwhelm the trench drain and the runoff will still flow onto Grove Street. Mr. Sullivan brought forward a solution to the trench drain overflow. The.last parking space will be an island with a catch basin and an outlet to the rain garden. Some of the 29 feet width of pavement can be removed to create a larger rain garden. He said an analysis will be generated to demonstrate how much water will be flowing down to the catch basin to the rain garden and then the trench drain. The trench drain will also be increased in size for commercial use. Mr. Sullivan noted even without the trench drain the proposal is a significant improvement. Mr. Safina asked for clarification on the location of the proposed island. Mr. Sullivan explained at the last parking space vertical granite curbing and a catch basin will be added to create the island. He explained the flow of the water and said greenspace will become available with this change. Mr. Sullivan confirmed a 24 feet travel width will be available for two-way traffic. Mr. Sullivan concluded his presentation with the following: • A new water source would be installed - fire and domestic; • New sewer and propane; • The dumpster and recycling area is proposed in the rear by the storage facility; and • The snow storage will remain in the existing area by the storage facility Mr. Andrew Weaver from Weaver &Associates Architects presented plans and the elevations to the new clubhouse: • The lower floor of the clubhouse will be for the main entrance and be handicap accessible to the elevator. The locker rooms are in the back of the building and an employee area in the front of the building; • The slope on the site allows 2/3 of the building to be below grade which makes-the rear elevation to appear to be a one-story building; • The front of the building is two-stories to allow for a walk out condition; • The main parking area is on the upper level of the property; • There will be an entrance from the parking area; • The elevator will be located at a central location; • The dining facility and an outdoor area in the rear of the property with a view to the 91h fairway; • The kitchen and event dining area with a second entrance/exit; • The proposed building will be colonial in style with shiplap/PVC siding, and synthetic hard!-board shingles; • A porch in the front will be covered to mitigate any sound; • The average height of the front of the building is 32-1/2"; • The rear elevation will face the golf course; • The whole rear of the building will display windows and doors; • A gable end roof with two gables that will face the parking lot; • The west elevation looking at the upper parking lot will lead to the main entrance and be handicap-accessible; • A partially covered terrace in the rear of the building and a covered porch. This area will utilized by members for lunch; • The site slope down from the driveway coming up from the lower entrance; Page 14 • The Grove Street elevation shows the grade drops that allows for a walk-out entrance; and • A secondary entrance Mr. Weaver concluded the presentation by providing a colored rendering of the proposed clubhouse Mr. Tuttle commented the proposed building appears to be 3-1/2 stories tall. He asked the. purpose of the space above the second floor. Mr. Weaver responded it will be utilized for a mechanical space and said it is not habitable space. He added the average height of the proposed building is 25 feet. Mr. Weston questioned if the Application should require a Special Permit because of the potential expansion of the permitted use. He said Town Counsel rendered the opinion a Special Permit was not required based on the way the Applicant's attorney described the use of the clubhouse. Mr. Safina simplified the letter received from Town Counsel. If the club continues the use as it is now and there are no changes then a Special Permit is not required. He pointed out the occupancies listed in the letter and said it does not match the plans that shows five dining areas. Mr. McGrail brought forward a land court case in Wellfleet that was upheld by the Appeals Court and how it applies to Meadow Brook Golf Club. Mr. Weston responded there is an ancillary use which is special events. The added space going from 150 to 324 is not the same as increasing the inventory as allowed in the court case. Mr. McGrail said the Decision addresses this concern by limiting the rear deck use. He said the proposed building is smaller than the existing and there is not an ability to expand. Mr. Safina said the court case referenced would apply if there was just a dining room, terrace and the locker rooms but the proposal shows three additional dining areas on the second floor. Mr. McGrail said the second floor is available to members only and the golf course has a limit on membership. Mr. Weston asked if there would be a restriction on special events and a limit on the rooms used. Mr. Roche replied what is proposed for the interior of the building is the same as the existing building. The proposed square footage inside of the building is smaller than the existing. He said the outside area is slightly larger to attract members to use the outside of the building in a casual environment. Mr. Roche continued and said the golf course is largely used on a Saturday when functions are.usually . attended. The parking area would not be able to hold vehicles for both. He said the design of the building is not built for functions. There are 18-25 private functions that are run by members and on average there are 80-100 people. Mr. Saflna asked what room is considered the event room. Mr. Roche explained the two rooms are able to be opened and closed based on the need. He said the proposed square footage is approximately 700 feet less than the existing. Mr. Weston said his concern is the functions could be used.differently in the future. It is noted the facility is capped by parking but there is no parking information submitted with the Application. There needs to be some constraint on how the building will be used until the Applicant requests and receives approval by the Commission. He said the outside space is an example on how the seating capacity can increase because people will be seating outside. Mr. Weston added if a Special Permit is not required there needs to be a restriction to make sure there is not an expansion of use in special functions. Mr. Roche suggested the current dining and function room plan be submitted so the Commission can compare to the proposal. He said the existing club allows the capacity of 300 people but that amount has never happened. The club is used for golf, swimming and tennis members for the last 15 years and will not change. Mr. McGrail agreed to submit the current dining room capacity and room plan to the Planning Department. He further discussed the court case decision and how it should apply to Meadow Brook Golf Club. Mr. Safina said improving the kitchen and locker rooms does not increase the amount of people using the clubhouse. The concern is non-members potential use of the clubhouse. He said the architectural plans show a significantly different number than the letter that was submitted; and suggested adding a condition to the Decision on the capacity once clarified. Page 1 5 Ms. Hitch requested a chart that incorporates everything including the porch. The chart should reflect what is available to members only and what is available for private-use. She commented she is skeptical the parking use is not going to be affected by the proposal. Ms. Hitch said the letter from Town Counsel that states the capacity will decrease is inaccurate. Mr. Roche affirmed members and a special function could. coincide. Mr. Weston asked the turning.radius for commercial trucks entering the circular drop-off area for deliveries. Mr. Roche said the deliveries are made by smaller trucks and said that size would not need to make a complete radius. He explained how a larger truck could make a delivery on off-peak time. Mr. Weston asked about a curb ramp for deliveries. Mr. Sullivan said he will add the detail. Mr. Safina said he visited the property and witnessed a vehicle parked in the front of the building and not in the empty parking lot. He requested an edge be installed to prevent parking in the front. Ms. Hitch said if the parking spots by the wall are legal and if not agrees something needs be done to stop the, parking. Mr. Safina explained the sight line is being blocked by the entrance when vehicles are parked there. The vehicles are required to back out onto Grove Street which is a safety concern. He said parallel parking could be allowed by Town approval, but gave his opinion allowing parking diminishes the esthetic of the building. Mr. Sullivan said the Applicant will work with the Town. Ms. Hitch said it appears parking is allowed because it is paved. She cautioned if it is not clearly marked, members will be parking on the. patchy grass area. Mr. Safina asked the number of parking spaces. Mr. Sullivan replied there are 138 parking spaces. Ms. Adrian asked if the available parking spaces include employee parking. Mr. Roche said the number of parking spaces is not changing. Mr. Sullivan replied the number of parking spaces do not include parking in the gravel area. Mr. Weaver said the number of parking spaces available is more than the Town requirement. Mr. Safina asked what the procedure for trash pickup was. Mr. Roche said currently the trash area is in the front of the building, the proposal is to move it to the rear of the building. The employees will be bringing the trash out to the dumpster and the trash will be picked up by the maintenance building. Mr. Safina asked if there was a provision for temporary holdings inside of the building during the winter months. Mr. Roche responded during the winter there is not much trash collected due to inactivity. He suggested a holding area in the bottom area of the building. Mr. MacGrail said the former trash location was a concern brought forward by the abutters. Ms. Hitch pointed out a specific area for curbing to deter vehicles from parking. Mr. Safina said the Applicant needs to work with the Town on what the rule is for parking on the street. Mr. MacNichol commented public safety has never received a complaint about parking on the street. Mr. Safina said the Applicant should address the safety of vehicles backing out onto Grove Street. Ms. Adrian said the vehicles exiting the parking spaces need to be thoughtful of the traffic from the Compost Center and the dog walkers. Mr. Safina said the photometric plan shows glass bollards and requested the bollards by the street be shielded. Mr. Weaver said all the lights are dark-sky compliant and the light source is up high and the cans extend down. Mr. Safina said he understands the light is somewhat contained but the clear glass could cause complaints from the abutters. Ms. Delios responded the lighting was addressed at a recent DRT meeting. Mr. Sullivan confirmed the discussion at the DRT meeting. Mr. D'Arezzo asked the location of the propane tanks. Mr. Sullivan pointed out the area on the site plan and said the location isnot in a travel area. He said the Applicant is trying to work with National Grid to bring the gas line to the site. Mr. Safina opened the meeting to the public. Page 1 6 Mr. Paul Grasewicz property owner of 293 Grove Street said he appreciates the curb cut. remaining the same and the trash location changing to the rear of the property. He said there does not appear to be any room on the site for plantings and urged the Commission to.require substantial plantings to provide screening to help with light, noise and general visual appearance. Attorney Steven Cicatelli from Cicatelli & Cicatelli, representing Nicholas Bohanno from 283 Grove Street and Mr. Paul Grasewicz owner of 293 Grove Street, commented he was pleased the Special. Permit opinion letter from Town Counsel was discussed. He previously made a request to the Town for a copy of the letter and was advised that it was privileged. Mr. Cicatelli submitted a petition from his clients and many residents of Grove Street and said the abutters were not opposing the proposal of a new clubhouse but for the.plans as presented. He said the Applicant did meet with the abutters and agreed with some conditions, but commented the Commission would have required the conditions as criteria of the:Site Plan Review. Mr. Cicatelli brought forward a Special Permit filed prior by Attorney Latham years ago that determined a new clubhouse could be an expansion or an alteration of preexisting non- conforming use. He discussed the court case referenced by Mr. MacGrail and agreed a retail space can be expanded but the same use remain. The concern is the type of use and the quality of use could change - not just the size of the building. There would be a financial responsibility with a new clubhouse and a commercial lender would want to see an increase in revenue which would come from functions and an increase of seating capacity inside and outside. The increase in the seating capacity will increase food and alcohol sales. Mr. Cicatelli gave his opinion a Special Permit review should be triggered by the increase in the intensity use. Mr. Cicatelli brought forward his clients concerns: • The proposed outdoor seating will cause noise; • The clubhouse should be built in the existing parking area to allow for screening and the outdoor seating to face the golf course; • The use will not remain the same; • The Town does not allow perpendicular parking that requires backing into a public way; • A traffic.and parking study should be required for the existing and proposed to assure there is adequate parking for the various uses - golf, restaurant and pool use; • The parking on Grove Street should be addressed since it is a public street and used for a private use; • The petition originally submitted in 2017 showing designs of many other golf clubhouses that were pushed back to allow for deliveries, screening and turnaround; and • A photograph was submitted showing a delivery truck and vehicle having difficulty maneuvering the street Mr. Cicatelli said the real issue is if the proposal is an expansion of the preexisting nonconforming use that would require a Finding. The outstanding concerns are: seating, traffic and parking; and gave his opinion the use will not remain the same. He said the Applicant should be required to disclose any future plans to develop other land with this application. Mr. Cicatelli concluded the relocation of the building will solve many outstanding issues. Mr. Safina asked the number of the current membership. Mr. Roche replied the family membership fluctuates around 360-375. The membership does not reflect what activity the family uses. Mr. Safina said the letter that was submitted by Mr. Cicatelli from 1995 indicates 400 +/- members. He said the letter from Town Counsel based on the information Page 1 7 submitted by Mr. MacGrail does not require a Special Permit. The Commission will have to wait for a follow up from Town Counsel. Ms. Adrian requested information on accidents on Grove Street. Ms. Delios replied at the DRT meeting the Police were present and did not bring forward any concerns. Mr. Safina said sometimes there is not enough data regarding an accident on specific streets. Mr. Tuttle asked for a diagram showing the legal right-of-way of Grove Street. He said part of the issue is the corner is larger than the rest of the street. Mr. Weston pointed out it is delineated on the plan. Mr. Sullivan confirmed it is the Town right-of-way. Ms. Hitch asked if there were sidewalks, is this where they would be. Mr. Sullivan confirmed and stated the back of sidewalks are typically at the Right of Way in Reading. Mr. Tuttle said the Town created the corner problem by having no sidewalk. Mr. Weston asked for additional detail on the sound screen on the porch near the parking lot. Mr. Weaver replied the porch was originally open with cable rails and the proposal is to install a solid wall halfway up with shiplap siding, and lattice above that is 60% enclosed with panels to reflect the sound. He added it is essential 95% sound barrier on this side of the porch. Mr. Weaver suggested adding it as a condition. Mr. Weston gave his opinion the proposed deck in the back of the building does act as a shield of the noise from the abutters. The abutters will hear noise but not generated from the deck. Mr. Roche said there is a roof on top that will help with the noise. Mr. Safina said the porch is now twice as far from the street; and noise from a social club should be expected. He said a larger delivery truck should shut off their vehicles if parked in the front of the building. Mr. Safina asked the process of a larger delivery truck coming in. Mr. Weaver gave a scenario on how a larger truck could do a delivery. Mr. Safina asked about a delivery door on that side of the building. He said this needs to be managed and requested a condition to be added. Mr. Safina complimented the architecture of the proposed building and said it will have significantly less presence from the roadway. Ms. Hitch said the front of the building will appear more attractive in character with the circular entrance and the trash being moved to the back. Mr. Safina said the architecture of the building does not meet the criteria "substantially detrimental to the neighborhood" in terms of massing and height. He added if the use issue can be clarified 'and the club agrees not to have a function with 300 people then he has no concern with the decision from Town Counsel. Mr. Nick Bohanno from 283 Grove Street said he has no personal concerns with Meadow Brook Golf Club but does with the proposed size, capacity and location of the clubhouse. In certain locations the building appears to be significantly higher than 25 feet. He said the entrance should be addressed. The trucks have difficulty entering into the property — especially if vehicles are exiting at the same time. Granite curbing should be required to help identify the road and improve the site line. Mr. Bohanno said currently the area is congested when trucks park on the Grove Street to make deliveries or when they try to back into the property. He asked why the Town Engineer did not require granite curbing on this proposal but did on the previous application. Mr. Bohanno said the allowable occupancy load for the existing club is 184 and the proposed plan shows approximately 351 which is a dramatic increase. He expressed concern that the design allows for a flexible floor plan which fluctuates the capacity. Mr. Bohanna added the proposal allows for more use of the space and more traffic. He went through the different expansions the golf clubhouse has done through the years. Mr. MacGrail said the Special Permit submitted in 1995 was for a separate building and there was a Special Permit issued. The extension of the clubhouse at that time was to enclose a portion of the building. Mr. Bohanno responded and clarified. Page 1 8 Mr. Bob Morelli the Manager of Meadow Brook Golf Club explained why the need for the clubhouse has increased and took insult that the club is misleading the Commission of the potential use. Mr. Weston said the Commission is not accusing the Applicant of misleading anyone; the Decision is clearly written for the future on what is allowed. Mr. Roche said what the existing and proposed is the same use clubhouse. Mr. Weston said the use needs to be addressed but the circulation around the property and the parking is still an issue. He gave his opinion the proposal could exasperate the existing parking and truck movements. Mr. Weaver commented on the occupancy and seating. He said under the State Building Code occupancies are based on per square footage, per person, per use, and the existing and the proposal is the same. He said seating is different than occupancy- it is based on functionality, door sizes and egress. Mr. Safina asked the total capacity. Mr. Weaver said he does not know the capacity. Mr. Weaver said the occupancy load is usually doubled the capacity load.- He said the occupancy load on the existing building will be higher than the proposed. Mr. Safina asked if there were four public water closets. Mr.-Weaver said they will be all accessible. Ms. Delios asked for clarification from the Commission asking if they are seeking capacity for seating or occupancy numbers. Mr. Safina requested seating numbers to see how they are going to use the space. Ms. Hitch said the occupancy and the seating number needs to be equivalent so the Commission can fully understand the use. Ms. Delios asked the Commission to be clear as to what they are-seeking. Mr. Safina clarified he is seeking capacity numbers and how the space is going to be used. Ms. Hitch requested the parking ratio per seating. Mr. Roche said the Applicant understands the Commission is seeking existing versus proposed. Mr. Tuttle requested additional information on the delivery and services access to-the pro- shop. Mr. Safina asked if the deliveries are made to the pro -shop from the street and asked for truck movement to the pro-shop. Ms. Delios summarized the outstanding issues: • More information on the capacity, the current to proposed; • The driveway access, loading and parking; • Clarity of truck movements, how car and trucks are going to access driveway; and • Service.access to the pro-shop. Mr. Safina said the Town will review the parking restrictions on Grove Street. He said Engineering will need to address the curbing and drainage. Ms. Hitch requested additional plantings between the street and the clubhouse. Mr. Sullivan said he will review. Mr. Tuttle made a motion to continue the Site Plan Review for Meadow Brook Golf Club at 292 Grove Street to August 13, 2018 at 7:45 PM. The motion was seconded by Ms. Hitch and approved with a 5-0-0 vote.. Public Hearing, Site Plan Review 285 Main Street, Perfecto's Cafe Hooshmand Afshar was present on behalf of the Application. Mr. Weston read the public notice. Mr. Safina reiterated associate members are eligible to vote if full time members are not able to vote. Mr. Hooshmand Afshar from TA] Engineering gave an overview of the proposal from Perfecto's Cafe to add three additional parking spaces: • Conservation Commission issued a Certificate of Compliance; • Due to activity of the business, the Applicant is requesting additional employee parking spaces; Page 1 9 The proposed parking spaces are beyond the 25' buffer zone; Schematic plan submitted in advance to all Town departments; • Engineering Department encouraged the three additional parking spaces; The parking spaces will be managed by the business to ensure employee only parking; Pervious pavement with no change in the grade or drainage pattern; No change except adding the three employee parking spaces; • The material can be crushed stone or pervious pavement; and • The Applicant will be seeking approval from the Conservation Commission for the additional parking spaces Mr. Tuttle said accessing the proposed tandem employee parking spaces will be through an existing employee parking space. He questioned if the result would be three additional parking spaces or two additional because the proposal includes the existing space? Mr. Safina responded the vehicles will be stacked and moved as required. The result would be total of four employee parking spaces. Mr. Weston asked if the reason for this proposal is due to employees parking in the 35' buffer zone. He said there should be no parking allowed to the left of the dumpster. The Planning Assistant Andrew MacNichol said the Conservation Commission is going to require a guardrail or some type of barrier to ensure there will be no parking within that area. Mr. Afshar responded the Applicant is proposing a "No Parking"sign to ensure there is no parking. The Assistant Town Manager Jean Delios expressed concern with the amount of signs that will be displayed in the parking lot. Mr. Afshar said to make it official a sign will be installed to the left of the dumpster. Ms. Adrian pointed out that the photographs prove people continually park on the grass. Mr. Safina said Conservation does not want parking on that side. He questioned if a sign would be effective and requested'a low barrier be installed. Mr. Afshar said a barrier would prohibit piling snow in the snow storage area, which Mr. Safina responded he did not want to impede snow plowing. Mr. Afshar said if a curb is allowed, the plow could lift the snow over the curb and pile it on the other side, but prevents the vehicle from driving over onto the grass. He said a 6"to 9" curb will prevent vehicles from parking in the area. Mr. Safina said he did not want a curb that would be required to be repaired every year. Mr. Safina asked about the drainage. Mr. Afshar explained the drainage flows away from that area. Mr. Weston said the proposal does not allow plantings on the edge. He said currently there is a fence on the property line. Mr. Afshar said small shrubs could be planted. The Applicant is trying to enhance the resource area. Mr. Weston said there is not enough space to plant the small shrubs. The shrubs will just squeeze out the parking as they grow. Mr. Safina said the shrubs will just screen the woods. Mr. Afshar said the Applicant installed the existing 6' fence. Mr. Safina agreed the shrubs should not be planted. Mr. Weston said the real concern is the small granite retaining wall is broken and not functioning due to vehicles hitting the wall when parking in spaces 3, 4 and 5. Ms. Delios said the Commission discussed parking in those areas during the original approval. Mr. Safina asked if the Applicant purchased the 5' of land from the abutting business as : discussed. Ms. Delios replied the Applicant did purchase property from the former business at 281 Main Street. Mr. MacNichol said maintaining the planting is a condition in the Decision and will be addressed by the Conservation Commission. Ms. Delios asked if there is a water source for the landscaping. Mr. Afshar replied there is not an underground water source, but there is a ]ute mat. Mr. Safina asked what Town department approves the pervious materials. Ms. Delios replied Conservation will approve the pervious materials. Mr. Safina opened the meeting to public comment. Page 1 10 Mr. Greg Jones from 26 Avon Street explained his street is around the corner from Perfecto's Cafe and said the following: • The neighborhood supports additional parking on the site, but expressed concern vehicles are already parking in the proposed area; • The bigger issue is how the site was approved with inadequate parking for the type of business proposed; • The Applicant filed for an,amendment and was approved to utilize the second floor as a kitchen which added additional employees; • Avon Street is being utilized by 5-7 employees who park all day on the street; • It is a negative impact, his hope is the Town can come to some type of resolution; • If the Applicant is forced to have employee's park on site, the customers will start to utilize Avon Street which will increase traffic; • The neighborhood does not want parking restrictions on Avon Street because the restriction will impact the residents who reside on Avon Street • The business is here to stay and would like a resolution Mr. Jones brought forward CPDC meeting minutes from September 4, 2012 which there is a discussion on businesses that do not have adequate parking. He questioned if there was a solution to this discussion? He added in the future as CPDC approves projects they should focus conversations on how parking impacts the neighborhoods. Mr. Joe Westerman from 17 Avon Street questioned if the proposed employee parking spaces will be efficient; currently the employees are parking on Avon Street starting at 3 AM. He questioned where the employees will park in the winter time when there is a parking restriction? Mr. Westerman added he walks to the train-station and the vehicles are blocking the sidewalk which causes him to walk in the roadway. He requested adding special conditions limiting the growth of the business until the parking is adequately addressed so it does not create a detrimental affect to the neighbors. Mr. Safina responded there is no plan for growth to the building - the site is maxed out. The site was a challenge to be developed; the corner of the building is in the brook. He said there is no overnight parking in the winter: The employees will have to find alternative parking or park in the lot. Mr. Westerman added the employees vehicles make it difficult when the residents are exiting their driveways. Mr. Weston said parking can be a constraint to a business. Mr. Safina said the Commission encourages shared parking but it cannot be forced. Mr. Jones commented the City of Melrose provides transportation to downtown businesses. Mr. Safina stated some businesses have found alternative parking. Mr. Jones said the residents understands the importance of economic development to a Town, but rely on the CPDC to make sure projects do not have a negative impact to a neighborhood. He said Avon Street is narrow and there are children; and the Town won't reduce the current 30 mph speed limit. The residents are hoping for a potential resolution if not now in the future. A resident from Avon Street confirmed the employees arrive at 3:30 AM and their vehicles are blocking the residents view from exiting their driveway. He questioned if the police should be contacted with this concern. The Commission affirmed the police should be called. Mr. Weston added contacting the police allows the Town to receive feedback of the concern. Mr. Afshar said he is aware the employees do arrive at 3:30 AM, but he was not aware of them parking on Avon Street. He said as the Engineer of the site, he will discuss this concern with the Applicant and urged the Avon Street residents to bring forward their own concern. Mr. Afshar added the Applicant has approached a few businesses for shared parking but has not been successful. A resident from Avon Street questioned how the employee parking spaces will be plowed. Mr. Safina said the snow can be pulled out from the parking spaces. Mr. Weston said the snow will be removed from the site if there is too much snow to pile in the snow storage.. Mr. D'Arezzo asked if the Applicant approached the owner of the condominium building located at 295 Main Street to discuss shared parking. Mr. Afshar said he was'not aware, but 281 Main Street was approached. Ms. Hitch responded it appears there could be more parking behind the condominium building for daytime parking. She asked Ms. Delios if the Page 1 11 Town would allow parking spaces to be rented. Ms. Delios confirmed businesses could lease their parking spaces to another business if available. Mr. Safina said the Decision should encourage the Applicant to approach businesses for shared parking. Ms. Delios said off-site parking is allowed and is encouraged. The Town has discussed off-site parking with other sites that had challenging parking. She suggested restricting Avon Street to one-side parking. The Select Board approved Hopkins Street to one-side parking when Sam's Bistro was being developed. Mr. Jones said the residents would not want to restrict Avon Street. Mr. Safina said resident parking.only could be a possibility., Mr. Jones said this reduces the ability to entertain guests. Ms. Delios said there are other neighborhoods that have resident parking only but the Select Board would have to approve. Mr. Tuttle made a motion to close the public hearing for Perfecto's Cafe at 285 Main Street. The motion was seconded by Ms. Hitch and approved with a 5-0-0 vote. The Decision was reviewed by the Commission. Mr. Safina suggested adding the Applicant will seek shared parking. Mr. MacNichol said he'will add Conservation Commission will approve the pervious material. Mr. D'Arezzo asked if the"no parking" sign should be added to the Decision. Mr. Safina replied there is no additional signage, there will be a curb stop installed. He added Engineering will need to approve the curb stop. Mr. MacNichol will remove the signage language. Ms. Delios asked about the retaining wall repair. She said there is no building permit required for site work. Mr. MacNichol suggested zoning enforcement to assure the wall is repaired. Mr. Safina suggested adding a condition to the Decision to repair the wall. Mr. D'Arezzo said this is part of the original Decision and suggested continuing the public hearing to ensure the wall is repaired. Mr. Safina disagreed the public hearing should be continued. Mr. Weston said there is landscaping maintenance ti . that is required. Ms. Delios suggested the Building Inspector follow up. Mr. Tuttle said Finding #8 should be removed. Mr. Weston brought forward the Engineering memo on outstanding items. Mr. MacNichol replied-the Conservation Commission will address the guardrail. Mr. Afshar said he talked to the Assistant Town Engineer regarding the granite curbing. Mr. Weston said the concern is vehicles parking in the buffer zone. Mr. Afshar said the granite curb will affect the grade. Ms. Delios said the Engineering Department should approve the type of structure that should be installed to help prohibit the parking. Mr. MacNichol reviewed the changes to the Decision. Mr. Tuttle made a motion to approve the Site Plan for Perfecto's Cafe at 285 Main Street as amended. The motion was seconded by Ms. Hitch and approved with a 5-0-0 vote. Special Permit, Live/Work Facility 400 Main Street, Jennifer Traino Jennifer Traino and Steve Mirabella were present on behalf of the Application. Mr. Safina noted Associate members are eligible to vote if full time members are not able to vote. Mr: Weston read the public hearing. Ms. Jennifer Traino said she is the owner of the hair salon that leases the first floor of 400 Main Street. The owner of the 400 Main Street is selling the property and she would like to purchase the property and reside on the top'floor of the building. Ms. Traino said she believes she meets the criteria for the Special Permit, Live/Work Facility. Mr. Safina asked currently what is on the second floor. Ms. Traino responded there is nothing upstairs, and is not sure what was up there. Steve Mirabella, the owner of the property, explained he was originally going to move his business to the property, and renovated the site. The building turned out to be too small for his business and leased the bottom of the building to Ms. Traino. The parking is tight on the property and leasing the second floor to a different business could have caused issues. Mr. Mirabella said he decided to sell the property. Ms. Adrian asked the Applicant if her intention was to live in the building and questioned if the Applicant is seeking a storefront for her jewelry business. Ms. Page 1 12 Traino confirmed she wanted to buy the property to live upstairs and continue with her hair salon on the bottom. The jewelry business is website only and is not included in this request. Ms. Traino said she would like to remodel upstairs to include a kitchen and bathroom. The location would be a benefit to her child who goes to a local school. Mr. Tuttle asked if the property was in the Smart Growth District. Mr. MacNichol confirmed the property is the last one in the District. Mr. Safina asked how many vehicles can be parked on the resident side of the property. Ms. Traino responded two vehicles can be parked for residential and two for the commercial. Mr. MacNichol asked for the definition of the Live/Work Facility Special Permit and questioned how to ensure the residential use is incidental and secondary to the business. He added the residential use is not accessible to the customers of the salon. Ms. Traino said there are separate entrances. Ms. Hitch asked what the risk is if it is not incidental? Mr. Safina said businesses will happen in residential neighborhoods. Mr. D'Arezzo said a Live/Work Facility Special Permit is commercial business that allows a small area for residential use. Mr. Weston said commercial space that is used by residential use. Mr. Safina said the building is in a good location for this type of Special Permit. Mr. Tuttle gave his opinion the request meets the definition of the Live/Work Facility. Mr. D'Arezzo commented the incidental use is the owner living at the property and not renting out the residence. He questioned if the owner would be allowed to rent out the residence.if she decided to move? After a discussion, the Commission agreed the whole building would be required to be rented out if the owner decided to move. It would not'be considered a Live/Work Facility if the residence is rented but the salon business remained. Ms. Delios said it is subject to the State not the Town if the owner decided to move and rent the residence. Mr. Weston said the Special Permit is allowed if the owner lives/works at the property. He added it is important to add a condition the outer building is to be maintained .as commercial. The Decision was reviewed by the Commission and a change was requested. Mr. Tuttle made a motion to close the public hearing for the Special Permit, Live/Work Facility at 400 Main Street. The motion was seconded by Ms. Hitch and approved with a 5- 0-0 vote. Mr. Tuttle made a motion to approve the Special Permit, Live/Work Facility at 400 Main Street as amended. The motion was seconded by Ms. Hitch and approved with a 5-0-0 vote. Planning Updates and Other Updates - Lot Release - Veterans Way Mr. Safina asked if there were comments from Engineering in regards to the Lot Release for Veterans Way. Ms. Jacki Welch said Engineering issued on June 28, 2018 the address assignment and are still working on driveway approval. Ms. Adrian asked if the lots are presold or built on specifications. Ms. Welch explained they are being presenting both ways. . Mr. MacNichol said the two-family dwelling is being reviewed by the Town. Mr. Tuttle made a motion to endorse the Three-Party Agreement Lot Release for Veterans Way at 1260-1264 Main Street. The motion was seconded.by Ms. Hitch and approved with a 5-0-0 vote. - Discussion of Master Plan Potential Updates Ms. Delios explained she requested the discussion of potentially updating the Master Plan to be on the agenda to see the interest of the Commission. She urged the Commission to do some preplanning on what should be accomplished with the Master Plan to ensure it passes at Town Meeting. Ms. Delios said there appears to be a wide variety of opinions on the future of the Town and would like public vetting before going forward with updating the Master Plan. Page 1 13 Mr. Weston gave his opinion it would be difficult to start the process of updating the Master Plan. Ms. Hitch agreed, and said at the moment the residents do not know how the three new developments will impact the downtown and proposed waiting until after a few of the projects have been established for a few years.,She suggested the Select Board do an annual input process and builds the feedback into the Master Plan. Mr. Tuttle asked about the World Cafe that was held by the Town. Ms. Delios commented the World Cafe meeting was before she was hired. Mr. Tuttle proposed a periodic review comparing the Master Plan to where the Town is currently. Mr. Weston said in the past the Commission drafted planning goals from the Master Plan. Mr. Safina said the Smart Growth District was derived from the Master Plan. Ms. Dellos pointed out the Economic Development and the Housing Production Plan was addressed. She brought up a recent meeting she attended in Belmont to discuss how Reading accomplished their recent Housing Production Plan. Ms. Delios said the State references Reading on their website as.a 40R Smart Growth model community. She reiterated it important to do preplanning before updating the Master Plan. Ms. Adrian said the Town needs to manage other town or city approved projects for the impact the Town could occur; and advocated starting the process and not waiting. Mr. Tuttle said within the approved projects there will be several hundred residential units available in Reading. Mr. Weston said that list is different than a Master Plan. He explained how it is similar to scenario planning. A project in Somerville could impact housing in Reading. Mr. D'Arezzo said Boston is growing, and housing in Boston is too expensive. He said Reading is a prime location for housing Boston's growth. Ms. Adrian gave her opinion satellite parking should be available to the businesses. The Commission briefly discussed this suggestion. Ms. Vanessa Alvarado, a member of the Select Board, informed the Commission the Select Board has started the discussion on allocating revenue to update the Master Plan. She suggested forming a sub-committee to start the discussion. - Discussion of 40R Design Guidelines The Discussion of 40R Design Guidelines was tabled until the next meeting. Mr. MacNichol said he received language from Johnathan Barnes and Pamela Adrian that he has added. - Approval of CPDC Minutes of May 7, 2018 &June 11, 2018 The.approval of CPDC Minutes of May 7, 2018 and June 11, 2018 were tabled to the next meeting. Mr. Tuttle made a motion to adjourn the meeting at 11:00 PM. The motion was seconded by Ms. Hitch and approved with a 5-0-0 vote, Documents reviewed at the meeting: CPDC Agenda 07/09/2018 Meadow Brook Golf Club-Site Plan Review a) Application Overview b) Architectural Plans c) Color Rendering d) Civil/Site Plans e) Light Cuts f) Sign Details g) Memo from Conservation -6/21/2018 h) Memo from Town Engineer- 07/02/2018 i) Draft Decision -07/09/2018 Johnson Woods- Minor Amendment, PUD Special Permit a) Letter of Request to Continue Perfecto's Cafe-Site Plan Review a) Application Overview b) Site Plans -06/07/2018 c) Memo from Town Engineer- 07/02/2018 d) Draft Decision.-07/09/2018 Page 14 '400 Main Street Live/Work Special Permit a) Letter of Request and Criteria b) Parking Details c) Entry Ways d) Residential Access e) Draft Decision —7/9/2018 Veterans Way— Form K a) Three-Party Agreement 40R Design.Guidelines/Subdistricts a) Specific Building Heights b) Downtown Area c) Maps of Ground &Building Elevations d) Initial Graphics for Discussion Purposes A DSGD Design Standards &Guidelines -October 2, 2009 Page 15