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HomeMy WebLinkAbout2009-07-27 Community Planning and Development Commission Minutes~v Town of Reading 16 Lowell Street 1 Q CLERK RUIONG, MASS. Reading, MA 01867-2683 Phone: 751-942-6612 t Fax: 751-942-9071 2010 JAN 21 A ':t Email: jdelios@ci.reading.ma.us Community Planning and Development Commission CPDC MINUTES Meeting Dated: July 2T, 2009 Location: Selectmen's Meet" g Room, Town Hall Time: 7:30 PM Members Present: Nicholas S fina (N$), Chairman; John Weston (TW), Secretary, J seph Patterson (JP), Clair Paradiso (CP), and. David Tuttle (DT) Also Present: Abigail McCabe (AM), Staff Planner; and Michael Schloth, Recording Secretary. Mr. Matt Bouchard, Senior Project Mgr., Cramer Levine & Co., Norton, MA Mr. Gordon Whitman, Linear Retail, 5 Burlington Woods Dr., Burlington, MA Attorney Christopher Coleman, 248 Main Street, Reading, MA Mr. Lou Allevato, Allevato Architects, Franklin, MA Mr. Mark Conley, RE, Linear Retail Attorney Chris Latham Mr. Michael Palmer, Owner of 107 Main St. Domenic Sicari, Architect, Domenic Sicari Associates, Inc., 623 Main Street, Woburn, MA David Comerford, PE, Reading, MA Ed Spinney, SignArt Inc., 60 Sharon Street, Malden, MA Attorney Michael Larkin, 2500 Main Street, Tewksbury, MA Mr. Jack Sullivan, Sullivan Engineering Group, LLC; 22 Mt. Vernon Road, Boxford, MA Mr. Salvatore Santorelli, Santor Realty Trust, Reading, MA Mr. Dave Talbot, 75 Linden Street Ms. Jeanne Thomases, 21 Arlington Street Ms. Jodie Abtges There being a quorum the Chair called the meeting to order at 7:35 PM. Public Comments None. Site Plan Review (Continued): 345 Main Street, Reading Plaza Attorney Christopher Coleman represented the applicant, Linear Properties. Also appearing for the applicant were Mr. Gordon Whitman, Mr. Matt Bouchard, Mr. Mark Conley, and Mr. Lou Allevato. Page 1 of 6 CPDC Minutes of 7/27/2009 Mr. Coleman said his client agrees to plant the eight trees six along Main. Street, two along Ash Street - and to enclose the dumpster. Mr. Coleman requested. the dumpster enclosure be made of PVC so that the walls could be lightweight enough to be easily removable to allow access to the coolers which would also be contained within the same enclosure. The consensus of the Board was to allow the enclosure to be constructed of PVC but directed the applicant to note the height of the enclosure on the plans. The Board reminded the applicant that if the trees encroach upon the State's right-of-way it would fall on the applicant to obtain the necessary approvals from Mass. Highway. There was much discussion of the proposed strip lighting. NS said he had visited the Burlington, MA location where the applicant had said a similar light strip had been installed and NS said he thought the lights were too bright. He also noted the point-source of each light in the strip could be clearly seen. He was reluctant to approve the lights as it would set the precedent of a approving a style of lighting at odds with the tone the town wanted to project. The applicant said they would use a different model which would cast a softer light: the Burlington lights were approx. 80 lumens but the model proposed for this site would be nearer to 40 lumens. Also, the light strip would sit in a shallow channel under a 1.5 inch high acrylic cover. The consensus of the Board was the lights would be acceptable at 42 lumens. DT moved the Board close the public hearing. JP seconded. The motion was carried 5:0:0. The'applicant agreed to the following conditions. • Provide a blow-up detail of the strip-lighting in its channel. • Remove the wall-pack lights at the northwest corner of the building. • Add the height of the dumpster enclosure to the plans. • Limit the power of the strip-lighting to 42 lumens. The Board directed the Staff Planner to prepare a draft decision for the next meeting. DT moved the Board continue the site plan review of 345 Main Street to the meeting of Monday, 8/10/2009 at 7:30 PM. JP seconded. The motion was carried 5:0:0. CP excused herself and left the meeting. Site Plan Review: 107 Main Street, Sam's Bistro The Chair opened the public hearing. The secretary read the legal notice. r,. Page 2 of 6 CPDC Minutes of 7/27/2009 The applicant, Mr. Michael Palmer, was present and represented by attorney Chris Latham. Also appearing for the applicant: Mr. Dominic Sicari, architect; Mr. David Comerford, engineer; and Mr. Ed. Spinney, sign maker. Mr. Latham summarized the proposal: The existing building would be reduced by 30% and converted to a 152 seat restaurant serving lunch and dinner. The two-story portion of the building would remain; most of the one-story portion would be removed. The dining area would be on the first floor only. The second floor would be used mainly for offices and storage. Today, there are three means of access to the site: one from Main Street and two from Hopkins Street. To improve traffic safety and flow, the Hopkins Street access closest to Main Street would be closed. The other Hopkins Street curbcut would be reduced in width to 18 feet. The parking lot would be striped for 48 spaces to meet the parking requirements of the proposed number of seats and staff workers. Drainage would be substantially improved to the point that said improvements would be equivalent to an approx. 5% reduction in the site's impervious cover. Mr. Sicari and Mr. Comerford next went into more detail on the architecture and drainage respectively. Mr. Spinney briefly discussed the signage. Mr. Latham said they hoped to meet soon with the Town Engineer to discuss his concerns regarding the site in particular the details of the proposed drainage. The Chair asked. if the Fire Chief had approved. the changes to the site's access. Mr. Comerford said the Fire Chief had not yet had a chance to review the plans. The Chair suggested another location for the handicapped parking more convenient and safer for users of the space. Mr. Comerford said that location would not be wide enough but he would take another look at it. The Chair asked why the plans do not show a tree at the corner of Hopkins and Main. Mr. Comerford said a tree was proposed for the corner but the Town Engineer had said it would interfere with sight distance and should be removed from the plans. The consensus of the Board was the tree should stay and the Board would take the matter up with the Town Engineer. DT asked if the applicant had approached the owner of the abutting business site to the south with rega'rds to adding a driveway between the two sites' parking areas to share spaces and improve emergency vehicle access. Mr. Palmer said he had discussed the matter with tenants of the abutting site but not yet with the owner. He added the grade change between the sites may be a problem. JW noted the second parking space to the right of the Main Street entrance was too short Regarding site lighting, Mr. Sicari said there would be no lighting along the cornice or under the awnings. There will sconces/lanterns on the walls and. two posts but they will be shielded. Public Continents Mr. Steve O'Keefe, 133 Hopkins Street Mr. O'Keefe asked if there would be a sign on Hopkins St. The applicant said the restaurant's sign would be on Main not Hopkins. Mr. Keefe said the exit onto Hopkins Street has always been Page 3 of 6 CPDC Minutes of 7/27/2009 dangerous. Mr. Palmer said originally he had proposed removing all access to Hopkins but the Fire Chief wants at least one exit onto Hopkins for emergency vehicles. Mr. O'Keefe said customers would use the exit too. The Board agreed and. noted it could require a removable barricade - a chain for example. Mr. O'Keefe asked what would keep customers from parking on both sides of Hopkins. The Chair said parking is not allowed on either side of Hopkins from the exit to Main Street. Mr. O'Keefe expressed concern with kitchen noise, noise from employees taking breaks, and cars' headlights. Mr. Palmer and his architect said there will be no windows on the rear (East) wall and only one door and that door will not open directly onto the kitchen. Also, that wall will be well insulated. Regarding headlights, Mr. Palmer said he was willing to construct a tall fence and plant trees on the lot line. Ms. Patricia Fannoush- , 113 Hopkins Street Ms. Fannoush is the direct abutter to the site and shared Mr. O'Keefe's concerns. Ms. Fannoush asked where employees would park and noted at one time there was an issue with employees of a local business using Hopkins Street to park until the Town Manager stepped in. Mr. Latham said an agreement regarding offsite parking may be made in the fitture, but their plans meet the town's bylaws. Ms. Fannoush asked if there was ever a final report on the abandoned oil tank removed from the site. Mr. Palmer said the removal was part of a 21-E (MGL Chapter 21E: Oil and Hazardous Material Release Prevention and Response Act) and. the result is the contamination has been removed. Mr. Latham reminded the Board the applicant's proposal will also be reviewed by the Conservation Commmission. Mr. Palmer added the section of the site behind Ms. Fannoush's property will not be touched. The consensus of the Board was to continue until the meeting of August 10, 2009 at 8:OOPM. In preparation of that meeting, the Board directed: • The applicant to meet with the Town Engineer and resolve any remaining issues he has with the plans; to submit the Fire Chief's review of the proposed site access; and to submit plans for all signage on the site including directional signs. • The Staff Planner to send the Board of Selection a memo on the possibility of adding signage or changing policy to address traffic and. parking issues the new use may cause. • The Town Engineer meet with the Board to discuss the tree on the corner. DT moved. the Board continue the site plan review of 107 Main Street to the meeting of Monday, 8/10/2009 at 8:OOPM. JP seconded. The motion was carried 4:0:0. Request for a Determination of Minor Modification to Site Plan Decision: 1349 Main Street The owner Mr. Santorelli was present as was his attorney Mr. Michael Larking and his engineer Mr. Jack Sullivan. In a letter dated July 16, 2009, Mr. Sullivan specified six changes to the approved site plan decision for 1349 Main Street and requested the Board determine them to be minor modifications to said site plan decision. Copies of the revised site plan incorporating the changes accompanied the letter. Page 4 of 6 CPDC Minutes of 7/27/2009 The first change was a request for seven additional on-site and. employee-only parking spaces. The consensus of the Board. was to postpone its detennination as a minor modification until the Fire Chief had reviewed the plans. The third change - slightly rotating Dumpster #1 to allow better access - depends on whether or not the additional parking is approved. and was not addressed. Regarding the second and fifth changes, Mr. Sullivan explained the situation. Originally, the applicant had proposed replacing the exiting rear fence. On further review, the applicant thought it best to repair the exiting fence so not to disturb the existing vegetative buffer and went before the Board to request this change. The Board agreed and the original decision was modified. A fence company was hired to repair the fence. The company's workers discovered the fence was in too poor a condition to repair and proceeded to replace the fence. This resulted in a cease-work order. The applicant agrees a minor modification to the prior decision should have been sought from the Board prior to replacing the fence. To make amends, the applicant is willing to plant four trees on the abutter's side of the fence and/or plant arborvitae on the applicant's side. As the original approved plan was to replace the fence without additional plantings, it was the consensus of the Board to accept the fence as is. No action needs to be taken on the either the fence replacement (second. change) or additional plantings (fifth change). The Board added it would not disapprove of the addition of trees on the abutters' side of the fence if the applicant chose to pursue the matter. The fourth and sixth changes were, respectively, the installation of vertical granite curbing along the rear edge of the paved. area behind the building and the removal of two trees from near the newly constructed fence. The consensus of the Board was each change qualified as a minor modification. DT moved the Board determine consider only the addition of the vertical granite curbing and the removal of the two trees (the fourth and sixth changes in Mr. Sullivan's letter) to be a minor modification to the existing decision. NS seconded. The motion was carried 4:0:0. DT moved the Board approve the minor modification. NS seconded. The motion was carried 4:0:0. Downtown Smart Growth 40R District Design Guidelines The Chair had incorporated the Board's comments into the latest version of the guidelines. Minor edits were discussed and made. The Staff Planner said a clean-copy of the guidelines would be posted to the webpage on Wednesday. Residents Mr. Dave Talbot, Ms. Jeanne Thomases, and Ms. Jodie Abtges had many questions and comments. Their primary concern was that the proposed guidelines would make it easier for developers to build much taller buildings in a denser concentration and that this would lead to much more traffic not only in the downtown but on the residential feeder streets too. They reminded the Board of the public presentation of the 40R proposal given in March at the Senior Center which had shown the possibility of four-story buildings being built throughout Reading's downtown. They opposed any such buildings being constnrcted as being a radical departure from what Reading residents want to see. Page 5 of 6 CPDC Minutes of 7/27/2009 The consensus of the Board was it did not want to see such a buildout either. The Chair regretted that the consultant had. pushed the 40R buildout to the limit in that demonstration and in his opinion there would be a much greater variety of building sizes. The Board. was asked. if Town Meeting would have a say on the 40R district and guidelines. DT explained the submission of the 40R application to the DHCD is so the DHCD can review it only. Submitting it to the DHCD does not constitute an approval by the town. The DHCD may deny it, approve it, or approve it with suggested changes. Then it must go before Town Meeting for a vote. The Chair added that tonight the Board is voting to recommend or not recommend the guidelines be submitted to the DHCD and there will be other chances for public comment. The Chair moved the Board recommend the submission of the 40R Design Guidelines to the DHCD (Massachusetts Department of Housing and. Community Development) dated 7/27/2009 and as amended tonight. DT seconded. The motion was carried 4:0:0. Other Business Minutes The Board voted 4:0:0 to approve the minutes of July 13, 2009 as presented. The Board voted 4:0:0 to approve the minutes of June 22, 2009 as amended. The meeting adjourned at 11:15 PM. These minutes were prepared by Michael Schloth and submitted to the CPDC on September 14, 2009; these minutes were approved by the CPDC on September 14, 2009, approved, Joh esto Secretary Date Page 6 of 6