HomeMy WebLinkAbout2008-11-03 Community Planning and Development Commission MinutesTown of Reading
16 Lowell Street
Reading, MA 01867-2683
Phone: 781-942-6612
Fax: 781-942-9071
Email: ckowalski@ci.reading.ma.us
Community Planning and Development Commission
CPDC MINUTES
Meeting Dated: Nove ber 3, 2008
Location: Selectmen's Meeti g Roor6own Half Time: 7.30 PM
Members Present: David Tutte (DT); Chairman; icholas S-a ina (NS); and_j_An Weston (JW).
Also Present: Carol Kowalski (CK), Town Planner; Abigail McCabe (AM), Staff Planner; and
Michael Schloth, Recording Secretary.
Ms. Maria Bunten, 1387 Main Street
Attorney Jim DiGiulio, 599 North Ave., Wakefield MA, 01880
Ms. Gina Flynn, 7 W. Jamaica Avenue, Wilmington, MA
Hiu Lee. 296 Salem Street
Ms. Joan Miller, 1381 Main Street
Ms. Maryann Murray, 6 Takoma Circle, North Reading, MA
Ken Schroeder, Darlow Christ Architects, 2326 Mass. Ave., Cambridge, MA
There being a quorum the Chair called the meeting to order at 7:40 PM.
Public Comment
There was no comment from the public.
Minor Modification: 296 Salem Street
Mandarin Reading
Speaking for the applicant was Mr. Ken Schroeder, architect. Both the owner and manager of
Mandarin Reading were also both present.
The Minor Modification entails corrections to the originally submitted plot plan to match the
construction plans approved in the Board's decision back in May 2008. In particular, the fence,
dumpster enclosure, and associated notes on both have been updated on the plot plan and the plot
plan resubmitted.
The Town Planner explained the request for the minor modification was prompted by the Building
Inspector's concern the fence was removable and as such it appeared the residential property next
door (also owned by the owner of Mandarin Reading) could then be used as commercial property for
trucks making deliveries or pick-ups.
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CPDC Minutes of 11/3/2008
Mr. Schroeder noted the fence was down when the Building Inspector inspected because it had been
damaged by a truck backing-up. The fence has since been put back up and will be permanent with a
single 42 inch wide gate.
JW moved the Board determine the proposal and changes shown on the plans dated 3/20/2008 and
revised 10/24/2008 to be a Minor Modification to the originally approved plans.
NS seconded.
By a vote of 3:0:0, the Board determined the changes to be a Minor Modification.
JW moved the Board approve the Minor Modification.
NS seconded.
By a vote of 3:0:0 the Board approved the Minor Modification.
Site Plan Review (continued): 1381 Main Street
Day Care
Ms. Joan Miller, the owner and applicant, was present.
The Chair noted a draft decision and comments from the Fire Department had been submitted to the
Board.
The Chair asked if the applicant had read and understood the draft decision. Ms. Miller said she had
read it but stated she was confused as to if the decision allowed her to expand her parking or not. The
Chair explained if she wanted to expand she would have to come back before the Board with a plan
showing the expansion and detailing how the extra traffic and parking would be accommodated. NS
added any expansion would also have to meet the impervious cover restrictions for properties in the
Aquifer District.
The Town Planner said the Police Chief spoke to her about his concerns:
• A sign stating "Right Turn Only" should be posted at the exit.
• A handout explaining all parking restrictions be given to all clients each school season.
The Chair thought the restriction unreasonable given that other properties on the same stretch of road
are not under the same restriction. Ms. Marie Bunten of 1387 Main Street requested if the right-turn
sign must be posted could it please be small enough not to restrict her view.
The consensus of the Board was the right-turn restriction would not be written into the decision.
The Fire Departments comments concerned traffic flow through the site during drop-off and pick-up
in particular that traffic not back onto Main Street.
The Board agreed with the concern of traffic backing onto Main Street but could not see how that
could be addressed aside from having the applicant informing her client's it would not be allowed
and adding it to the handout of parking restrictions.
Comments from the Fire Department and Town Engineer also noted there should be a 4 - 5 foot wide
clear pedestrian path from the driveway to the building's entrance. The consensus of the Board was
the applicant should somehow designate such an area.
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CPDC Minutes of 11/3/2008
The Board reviewed the draft decision and directed the following be done.
• Add the Town Engineer's and Fire Chief Burn's memos to the Materials.
• Add to Finding #1 the Town Engineer's recommendation that the catch basin remain in place
when the driveway is returned to its original condition.
• Add a condition stating the applicant shall maintain a four foot wide paved and accessible path
from the driveway loop to the front door of the building.
• Add a condition stating the applicant shall distribute to all of her clients a parking plan and drop-
off and pick-up schedule.
The Town Planner said she would also add the Police Chief's verbal comments.
NS moved the Board approve the Site Plan Review Decision for 1381 Main Street as amended.
DT seconded.
By a vote of 3:0:0 the Board approved the Site Plan Review.
Gateway Smart Growth District
Site Plan Review Completeness Review
The Town Planner noted the Design Review Team (DRT) for the project is scheduled for 11/10/2008.
The Fire Chief is still concerned the roadway widths are too narrow in places - especially corners -
but the Board can suggest changes based on public safety issues.
The Action Date is 2/17/2009.
Timeline: All comments should be sent to the Town Planner before the DRT meets. After the DRT,
the Board will be apprised of any new information, review it, and draft the completeness review
letter.
South Main Street Design Guidelines
Prepare for Town Meeting
The draft cover letter has been redistributed to the Board.
The Board noted the 2005 Master Plan already well expresses their vision of what could be achieved
along South Main Street and suggested adding the relevant items from the Master Plan to the Town
Meeting handout. JW volunteered to write a paragraph tying together: the recent South Main Street
developments (PUD-B for 80 - 100 Main and the Gateway Smart Growth District), the intent to do
something similar to the downtown streetscape for South Main, and Master Plan goals.
The Chair noted the Master Plan is surprisingly explicit on South Main Street's development and
asked if presentation materials had been created for the 2005 Master Plan and if they were still
available.
The Board scheduled a Zoning Workshop for 12/8/2008 to regroup after Town Meeting and set
zoning amendment priorities.
Other Business
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CPDC Minutes of 11/3/2008
Downtown 40R Smart Growth District
The Town Planner distributed a handout from the consultant showing examples of what might fit well
in Reading's downtown. She asked the Board to review it for future discussion keeping in mind
many of the dimensions of the surface features still need to be quantified to avoid an overall flatness
of design which no one wants.
ZBA Case Review
The Town Planner distributed a handout authored by a legal scholar describing Variances and Special
Permits, how they are different, and how variances are - and should be - rarely used. Town Counsel
plans to meet with the ZBA to discuss this topic.
1198 Main Street / 2 Brentwood Avenue: This originally was to have come before the Board as an
ANR to create a new lot along Main Street. To meet the frontage requirement, the applicant
negotiated the transfer of approx one foot of the Brentwood Avenue lot's frontage. The issue is the
Brentwood lot is a corner lot and the building inspector questioned whether reducing the Brentwood
frontage would increase that lot's non-conformity. This in turn opened the issue of how corner lot
frontage is determined. The applicant is seeking a variance from ZBA. Town Counsel is reviewing
the case and will advise the ZBA. Greater issue: a variance could change zoning without going before
Town Meeting.
The Town Planner recommended the Board not be too concerned with this case at this time. It may
come back to the Board as an ANR but in the meantime it still must undergo a thorough review by
both Town Counsel and the ZBA.
The Board requested they be kept apprised of all developments in the case as it moves forward.
NS moved to adjourn. DT seconded
By a vote of 3:0:0, the Board adjourned.
The meeting adjourned at 10:30 PM.
These minutes were prepared by Michael Schloth and submitted to the CPDC on January 26, 2009;
these minutes were approved as amended by the CPDC on January 26, 2009.
Signed as approved,
Nicholas Safina, Secretary Date
t
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