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HomeMy WebLinkAbout2008-01-14 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: January 14, 2008 Location: Selectmen's Meeting Room, Town Hall Time: 7:30 PM Members Present: Brant Ballantyne, (BB), Chairman; David Tuttle (DT), Secretary; Nicholas Safina (NS), and John Weston (JW). Members Absent: John Sasso (JS) Also Present: Carol Kowalski, Town Planner; and Michael Schloth. Attorney Mark Favaloro, Favaloro & Associates, 348 Park Place, North Reading, MA 01864 Mr. Nick Nikolaou, V.P. Engineering, Danis Reading, LLC, One General Way Mr. Ken Hyszczak, Architect Mr. Patrick Jammal, owner of Comically Speaking There being a quorum the Chair called the meeting to order at 7:30 PM. Public Comments There were no comments from the public. Approval Not Required (ANR) 65-71 Pleasant Street No one appeared for the applicant. Attorney Brad Latham had faxed to the Planning Dept. earlier today (1/14/2008) a signed request asking the Board take no action on the ANR and grant an extension for same. Text of the request: Based on the below comments from the Town Engineer, the Reading Housing Authority requests that the CPDC take no action tonight on the ANR plan as to Pleasant Street. The applicant grants an extension of 30 days for the CPDC to act on the ANR plan. I shall fax a copy of this request to you at 1-781-942-9071. Thank you. Brad Latham, Attorney for Reading Housing Authority Page 1 of 6 CPDC Minutes of 1/14/2008 DT moved the Board accept and approve the applicant's request for an extension on the Board's review of the ANR for 65-71 Pleasant Street. NS seconded. Voted Approved: 4:0:0. Determination of Minor Modification One General Way, Danis Properties Applicant proposes faVade changes. Attorney Mark Favoloro, Danis Engineer Nick Nikolaou, Architect Ken Hyszczak. A minor modification for changes to the Market Basket fagade was approved by the Board at the 9/10/2007 meeting. Tonight, the applicant was back for fagade changes to other parts of the building (i.e. Reading Athletic Center, Baby Furniture, Creative Playthings...): 1. FaVade: materials and design similar to Market Basket's (Block veneer from ground to approx. 4 ft then approx. 16 ft of EIFS paneling) but of a different color (light brown/beige vs. Market Basket's light grey) 2. Prototype entranceways: Mr. Hyszczak explained these would be bump-outs of approx. 1.5 feet to provide emphasis and shadow. External lighting. 3. Round, glass-enclosed lobby: To be located at the base of the smokestack for use by multiple tenants. Mr. Hyszczak: • A common area (i.e. not rentable) of no more than 1000 sq. ft. • Flat roof with EIFS parapet against the smokestack. • Canopy extending no more than 3 ft. to cover doorway. The applicant provided samples of the materials and colors of both fagades as well as elevations of the buildings showing the fagades, entranceways, and lobby. Mr. Nikolaou could not give the Board an exact number for how many entranceways would be constructed. He said that would depend on the number of tenants they are able to rent space'to. The Board noted K&G Fashion Superstore did not yet have a prototype entranceway. Mr. Hyszczak explained there is some question if that tenant will stay in that location or move elsewhere; if they stay a prototype entrance will be constructed there. BB said he was not satisfied with the timeline of when these changes would be made. He was concerned the Board could be looking at the same situation in 5 years. The Board agreed. BB suggested deadline of 12/31/2009. Mr. Favaloro agreed to this. DT suggested making the deadline coincide with existing permit and or site plan extension deadlines. Mr. Nikolaou said the site plan approval had been extended to August 2008. DT said it was his opinion the changes should be determined a minor modification because the applicant is finishing the existing plan rather than replacing it; however, he would like a stop-date added to the determination consistent with the expiration of the current site plan approval extension. The Board agreed. The Board also agreed with NS's suggestion that the determination specify the glass lobby not provide a net increase in rentable space and BB's suggestion the lobby be less than 1000 sq. ft. in area. Page 2 of 6 CPDC Minutes of 1/14/2008 NS moved the Board determine the proposed changes constitute a Minor Modification to the approved site plan. DT seconded. Voted Approved as Minor Modification: 4:0:0. NS moved the Board approve the Minor Modification to the site plan for One General Way presented tonight with the following conditions. 1. The changes will be made coincidental with the time-frame of the original site plan approval and any extensions as well as any building permits approved for the site. 2. The proposed glass-enclosed Atrium at the base of the smokestack will neither exceed 1000 sq. ft. nor add any net increase to the building's rentable space. DT seconded. Voted Approved: 4:0:0. Signage Certificate of Appropriateness 672 Main Street, Chinatown Cafe No one appeared for -the applicant. The sign maker - Mr. Grant Gao of Excel Signs had planned to attend but called the Planning Dept. earlier in the day to say he the bad weather would keep him from the meeting. The Board decided to review the applicant's application. Issues: • Color: need specific description of colors and have this noted on the plans. • The Board would like to see color samples preferably in the material of the sign. • Phone numbers are not allowed on wall signs. The submitted picture does not show a phone number but the specifications on the plan list a phone number and a symbol. If the applicant wants a symbol it should be shown on the sign and its dimensions specified. • Lettering: ➢ Dimensions must be provided. ➢ Are the letters raised? Do they project from the signboard? If so, how far? • Is the signboard's border raised? • What part of the sign is MDO? What part is aluminum? • Lighting: ➢ The existing fluorescent light is a concern. What is its wattage? Would the applicant consider replacing the fluorescent light with another type of light source? ➢ To reduce glare, would the applicant consider reversing the color scheme of the sign. I.e. light-colored letters on a dark background rather than dark-colored letters on a light background. • There appears to be a neon light in the restaurant's window. Is it allowed under the bylaws? The consensus of the Board was to continue to the meeting of 1/28/2008 the review of the application to give the applicant time to consider and reply to the Board's suggestions and concerns. The Board requested the Town Planner provide the applicant with the above list and ask the applicant to have someone with knowledge of the signage appear at the scheduled meeting. Page 3 of 6 CPDC Minutes of 1/14/2008 DT moved the Board continue the review of the application for a signage certificate of appropriateness for 672 Main Street, Chinatown Cafe, to the meeting of 1/28/2008 at 7:30PM. JW seconded. Voted Approved; 4:0:0. Signage Certificate of Appropriateness & Site Plan Review Waiver 575 Main Street, Comically Speaking Owner Patrick Jammal was present and represented himself. His business was previously located across the street at 580 Main Street. 575 Main Street is the location of the VFW. The applicant is relocating in the VFW's assembly hall. The Town Planner said a site plan review is required based on Change of Use: from Place of Assembly to Retail. The applicant is seeking a waiver from site plan review based on the fact he is making no other changes to the location except for the addition of new signage. BB asked if there was a dumpster on the site and if it was enclosed. The applicant said there was a dumpster in the rear owned by the VFW (they still operate a bar downstairs) which he has been given permission to use. He did not think it was enclosed. BB said it has been a standard practice of the Board to require dumpsters on sites they review be enclosed. JW asked the applicant would require a loading space. The applicant said most of his deliveries are walked in through the front door. NS pointed out there is a driveway next to the building. The applicant is exempt from parking space requirements because the site is within 300 feet of a municipal parking lot [Section 6.1.1.1 of the Zoning Bylaws]. DT moved the Board approve the request for a waiver from site plan review subject to the following conditions. 1. The existing dumpster will be reviewed by the Board of Health. 2. No loading or unloading will be done from Main Street. JW seconded. Voted Approved: 4:0:0. The Board took up the matter of the applicant's application for a Certificate of Appropriateness for his sign. The Board's only concerns were that the phone number be removed and a brick reveal be provided on all sides of the sign. There was some question as to the Fire Department's requirements regarding the location of a building's address. The Town Planner said she would check with the Fire Chief. DT- moved the Board issue a Certificate of Appropriateness for the submitted signage plan for 575 Main Street, Comically Speaking, subject to the following conditions. 1. The phone number will be removed from the wall sign. The applicant may center his address on the wall sign or remove it entirely at his discretion. 2. The dimensions of the wall sign will be a maximum of 54 inches tall by 168" wide. The wall sign will be centered on the wall to provide a brick reveal on all sides. DT seconded. Page 4 of 6 CPDC Minutes of 1/14/2008 Voted Approved: 4:0:0. Other Items Work Plan Items for 2008 The Town Planner suggested possible items for the Board to review during 2008 and invited the Board's to suggest their own. 1. Review Site Plan Review application and process: • Fees for waivers - currently no fee is required but as much if not more work is done by staff processing waiver applications as is done processing ANR applications and the ANR fee is $100.00 • Enforce requirement of digital documents • Are so many full-sized plans necessary? Consensus of the Board was 11"x17" sheets for the members and one large plan to be displayed at the review and/or projection of digital copy on screen. • Re-write applicant's guide ➢ Is it possible to better serve less sophisticated applicants? ➢ Why is Site Plan Review required? When is it triggered? ➢ When does a waiver apply? ➢ What constitutes a change of use?. ➢ Exemptions 2. South Main Street Design Guidelines • How much control does the Board or Town have over properties on either side of Rte. 28? • Prefer parking to be placed behind buildings but front lawn requirement makes it difficulty to require buildings be built closer to Rte. 28. 3. Rewrite of Zoning Bylaws • They have been amended over 80 times. Time for new language and new ordering. • Town Planner, after discussions with other planners, estimates cost of rewrite at approx $30,000. Consensus of the Board is the cost would be higher. 4. Mixed-Use Downtown Bylaw • Not working; no one is taking advantage of it. • NS suggests inviting owner of the M.F. Charles to meet with the Board to discuss what is needed. • Town Planner informs Board the Economic Development Committee (EDC) has noted there will be a moratorium on street-cutting soon (because of the upcoming Streetscape Improvements) and the owner should be made aware of this if there are any plans to add utilities to the building. The Board noted Board Member John Sasso keeps a list of things the Board needs to address and suggested the Town Planner ask him for a copy. Planning Meeting BB suggested scheduling a Planning Meeting for 2/4/2008 in the Conference Room. The Board agreed. The consensus of the Board was one of the items for discussion should be making better use of their assistant members. Page 5 of 6 CPDC Minutes of 1/14/2008 Assistant Planner The Town Planner informed the Board an assistant Planner (a new position) would be starting 2/5/2008. Minutes DT moved the Board accept and approve the minutes of 12/3/2007 as amended. NS seconded. Voted Approved: 4:0:0. The meeting was adjourned at 9:25PM. These minutes were prepared by Michael Schloth and submitted to the CPDC on January 28, 2008; the minutes were approved as amended by the CPDC on January 28, 2008. Signed as approved, David Tuttle, Secretary Date Page 6 of 6