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HomeMy WebLinkAbout2007-12-03 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: December 3, 2007 Location: Selectmen's Meeting Room, Town Hall Time: 7:30 PM Members Present: Brant Ballantyne, (BB), Chairman; David Tuttle (DT), Secretary; John Sasso (JS), Nicholas Safina (NS), and John Watson (JW). Also Present: Carol Kowalski, Town Planner; George Zambouras, Town Engineer; and Michael Schloth. Mr. Bill Johnson Mr. Jack Sullivan, P.E., 22 Mount Vernon Rd., Boxford, MA Ms. Monica Veneziano, Yoga East Attorney Robert McCann of McCann & McCann, P.C., 100 Conifer Hill Drive, Suite 313, Danvers, MA 01923 Attorney Steven Cicatelli, Cicatelli & Cicatelli, 266 Main Street, Stoneham, MA 02180 Mr. Brian Milisci, P.E., Whitman & Bingham, 510 Mechanic Street, Leominster, MA 01453 Mr. Tim Fitzroy, BKA Architects, Inc, 142 Crescent Street, Brockton, MA 02303 Attorney Brad Latham, Latham, Latham & Lamond, P.C., 643 Main Street Mr. Jamie Lynch, CEO Lynch Development, 348 Park Street, Suite 103, N. Reading, MA 01864 There being a quorum the Chair called the meeting to order at 7:30 PM. Public Comments There were no comments from the public. Determination of Minor Modification & Performance Bond Benjamin Lane The applicant, Mr. Bill Johnson, appeared with his engineer, Mr. Jack Sullivan. The Town Planner informed the Board the applicant was not ready to present the performance bond to the Board tonight but still would like the Board to decide on the determination of Minor Modification. Mr. Sullivan summarized the proposed changes as shown on the revised site plans dated 11/14/2007 entitled "Benjamin Lane Modification Subdivision Plan" consisting of two sheets: "Utility Plan and Grading Plan of Land" and "Roadway Profile Plan". 4 1. Originally, a utility pole was going to be relocated where the new road enters from Avon Street but Verizon said it would be a major undertaking to move it so instead a slight adjustment will be Page 1 of 9 CPDC Minutes of 12/3/2007 made to the roadway where it intersects with Avon Street. This will have no impact on the right- of-way. They have spoken to the Town Planner, Town Engineer, and Conservation Administrator about the change and each said they have no problems with the change. 2. Originally, evergreens were proposed to be planted along the fence abutting the Bagel World property [323 Main Street]. The Tree Warden, Conservation Administrator, and Town Engineer all agree locating the trees there is not a good idea and suggested instead planting them where the detention basin is located. There were no comments from the public. The Town Engineer acknowledged he had no objection to the new road layout but asked the Board to modify the conditions of approval to include the addition of a sidewalk rather than an equivalent cash payment as originally proposed. Mr. Sullivan said the waiver was asked for because an abutter to the historic property between Ash St. and Benjamin Lane objected on the grounds the construction would worsen the drainage and increase flooding. of the property. The Town Engineer said he would speak with the abutter and report to the Board later. The Board brought to the applicant's attention an email the Conservation Administrator sent to the applicant dated 12/3/2007 to the applicant commenting on the 11/20/2007 site plan. This is a single sheet entitled "Minor Plan Change, Conservation Commission Plan". The Board noted the Administrator expressed concerns regarding changed limit-of work lines, increased impervious cover, and various changes not being shown on plans. The Administrator also made suggestions regarding moving the location of Lot 1's house and garage out of the line-of-work; and reducing the width of Lot 4's driveway and removing Lot 4's retaining wall to reduce impervious cover. The applicant said they have addressed these concerns. Since the original decision on the subdivision, one of the houses had been partially destroyed in a fire. Mr. Sullivan said a permit to demolish the house has been applied for and granted. BB noted the long and varied list of changes to the site (roadway adjustment, plantings relocated, retaining wall removal, building razed...) and asked the Board if they amount to a minor or major modification. Mr. Sullivan said it was his understanding the Board's jurisdiction with regards to the review of subdivision plans is restricted to changes in the roadway and as long as they do not increase the impervious cover. The Town Planner agreed. JS moved the Board determine as Minor Modifications to the plans of Benjamin Lane the changes dated 11/26/2007 with the following conditions. 3. Two additional plantings will be added to the South corner of the subdivision between the existing detention basin plantings and the four plantings along the fence abutting Bagel World [323 Main Street]. 4. Updated plans of the site will be submitted to the Board showing all changes made and including all structures' footprints, driveways, etc.... DT seconded. Voted Approved: 5:0:0. Page 2 of 9 CPDC Minutes of 12/3/2007 The Town Engineer distributed to the Board and applicant a document listing his estimates of the dollar amounts the outstanding work to be done to the site would cost plus an additional adjustment for inflation. Two totals were listed dependent upon whether or not the Board approved the Minor Modifications. With the minor modifications approved the Town Engineer estimated the outstanding costs to be $180,500.00. He suggested the Bond should be for this amount. JS moved the Board: 1. Approve the amount of the Performance Bond for work to be done at Benjamin Lane be set at $180,500.00 as suggested by the Town Engineer. 2. Authorize the Town Planner to review and sign the Performance Bond on behalf of the Board when the applicant submits it. If Town Counsel determines the Town Planner may not legally sign the Bond on the Board's behalf, the Board would sign the Bond when next convenient to do so. DT seconded. Voted Approved: 5:0:0. Site Plan Review Waiver & Signage Certificate of Appropriateness 12 Woburn Street, Yoga East Applicant proposes fagade changes including signage, awning, and installation of a new window. The applicant and owner of Yoga East, Ms. Monica Veneziano, was present and represented herself. Ms. Veneziano proposed: 3. Awning along Woburn St frontage 4. Gooseneck lamp on either side of awning. Similar to those used at 2 Haven Street. 5. Window Signs (letters) affixed to the outside of the tinted window facing Woburn Street. 6. Design on front and rear door 7. Side panel by front door 8. Plastic catalogue holder in front-door vestibule 9. Installation of 4'x 3' window in west wall (facing parking lot) 10. Hanging of mural on west wall (facing parking lot) The Town Planner noted the applicant would need a variance from the Zoning Board of Appeals to place lettering on the outside of the tinted window. Placing them inside is allowed by right but outside would require a variance. The applicant said the letters would not be seen through the tinted glass if placed inside. There was a discussion as to whether the applicant would require a Certificate of Appropriateness and/or a variance for the mural. DT noted the town's bylaws exempt artwork. DT moved to grant a Certificate of Appropriateness for the awning as requested in the application dated 11/27/2007. NS seconded. Voted Approved: 5:0:0. "lJ The Board turned to the issue of determining if a Site Plan Review Waiver should be granted. Page 3 of 9 CPDC Minutes of 12/3/2007 The consensus of the Board was the waiver should be granted but conditioned on changes to the site's existing and proposed lighting: • The existing flood lights located at the northwest corner of the building should be removed. The light from them extends well beyond the property line. • The proposed gooseneck lamps at either end of the awning would be ineffectual since the awning would block the light from both leaving the frontage in shadow. Instead, the Board suggested wall-mounted lantern sconces next to each entryway. There then followed a long discussion on whether or not the site was exempt from Site Plan Review. The Town Planner said the applicant had originally proposed greater changes to the site. JW directed the Board's attention to subsection "b" under Zoning Bylaw Section 4.3.3.11. Exemptions: Site plan review shall not be required for the following: b. The construction, expansion or alteration of a building or structure does not exceed three hundred (300) gross square feet, or such alteration involves only interior renovation of less than one thousand (1,000) gross square feet; The consensus of the Board was the site was exempt from review. BB agreed the site was technically exempt from Site Plan Review but suggested the Board consider a waiver with conditions to be consistent with past practice. The Board agreed this would be consistent with the Board's past waiver decisions. The applicant was agreeable to the addition of lantern sconces but not to the elimination of the flood lights which she felt were needed for safety reasons. BB suggested less powerful lights could be substituted. The applicant agreed. JS moved to approve the Site Plan Review Waiver application of 12 Woburn Street dated 11/27/2007 subject to the following conditions. 1. The two gooseneck lamps at either end of the awning are to be removed. 2. The two flood lights at the northwest corner (Woburn St. and driveway) are to be removed. 3. Lantern wall sconces consistent with those used at the Linden St. and Haven St. properties and subject to the approval of the Town Planner shall be installed at each entranceway. 4. Lights shall be added to the wall facing the driveway; the size and type to be subject to the approval of the Town Planner. DT seconded. Voted Approved: 5:0:0. Site Plan Review Waiver 643 Main Street, Law Offices of Latham, Latham & Lamond JS moved the Board approve the Site Plan Review Waiver application of 643 Main Street dated 11/21/2007 subject to the following conditions. Page 4 of 9 CPDC Minutes of 12/3/2007 The four columns to be constructed will be: 1. Shaped in a manner consistent with the shape of the existing stone pilasters on the building's fagade. 2. Colored white or off-white as best matches the color of the fagade's window trim. If subsequently the applicant feels the color is inappropriate, the applicant may discuss the matter with the Town Planner who with the applicant may approve another color. DT seconded. Voted Approved: 5:0:0. Site Plan Review Waiver 191 Main Street, Bruce Hakanson Accountants Applicant requests waiver from site plan review for exterior siding and trim Mr. Russell Rogers was present. Mr. Rogers made the application on behalf of Mr. Bruce Hakanson. JW moved The Board approve the Site Plan Review Waiver application of 191 Main Street dated 11/26/2007. DT seconded. Voted Approved: 5:0:0. Determination of Minor Modification 88 & 98 Walkers Brook Drive, Honda Motor Company Attorney Bob McCann represented the applicant: both 128 Ford and Honda Corporation. Also appearing for the applicant: Mr. Brian Milisci, site engineer; and Mr. Tim Fitzroy, architect. Mr. McCann summarized the history of the site including the recent site plan review decision dated 11/6/2006 which was based on plans submitted by 128 Ford. He noted they have been so long returning to the Board because they have been busy dealing with the environmental issues raised by the fact the site is located on landfill (i.e. landfill capping and hazardous waste removal). These issues have been addressed and last week [11/29/2007] the Conservation Commission issued an Order of Conditions for the site. Mr. McCann said Honda Corp. is now interested in the site and asks the Board to approve one of two possible sets of changes to the 11/6/2006 site plan. Mr. McCann referred to these plans as Option One and Option Two. • Option One: Increase the square footage of the service building including the addition of a second floor with service bays. • Option Two: Uses the same building plan as approved in the site plan review decision dated 11/6/2006. Mr. McCann said Honda Corp. prefers the changes of Option One and Option One is. what the applicant hopes the Board will determine as a Minor Modification and approve. Mr. Milisci summarized the changes to the site. • The top 15 inches of land were removed from areas of 88 Walkers Brook Drive (Sales Building), a membrane laid (capped), and uncontaminated land used to re-fill. Some of the originally proposed landscaping has been lost because landscaping cannot be placed over the cap. They were considering the use of planters instead. Page 5 of 9 CPDC Minutes of 12/3/2007 0 98 Walkers Brook Drive (Service Building) will have the same footprint but more storm water controls. Water quality swales will be placed around the lot. • Pavement will be removed from the rear lot (Lot 5). • Parking will be reconfigured. The same scheme, as proposed in the original site plan review decision would be used but with a modified allocation of parking spaces between sales, service, and storage. Mr. McCann added the only change to the parking would be the number of new and used cars kept on the property. • Regarding placing landscaping in the land under Mass Highway's jurisdiction, in. reply to a request made by the applicant Mass Highway wrote to say they want nothing but low- maintenance, short grass there. • The lighting plan will not change. Mr. Fitzroy said the elevation of this proposal versus the original will be very similar. There will be door and window changes and a slightly reduced footprint because the staircase bump-out will be removed. Also: Option One: Service building height and square footage change: the height from the front will be 4.5 feet higher. The tower for the Ford icon will be removed. Option Two: Only materials and window and door changes. There were no comments from the public. The Town Planner suggested the applicant might be able to add landscaping that would meet Mass Highway's approval. The Board noted the minutes [see attached] of the 11/27/2008 meeting between the Town Planner, the Building Inspector, and Mr. Tim Fitzroy of BKA Architects show the Building Inspector does not consider Option One a Minor Modification because it is not the same plan as approved. In his opinion, the original ZBA decision would have to be modified and the CPDC would need to review the new plans. The Town Engineer said there would be no change in traffic between Option One and Option Two. Regarding signage, Mr. McCann said the Building Inspector said the signs would have to be brought before the ZBA. He added they expect to also present them to the CPDC at a later date. DT recalled Open Storage was an issue of the site plan review. Mr. McCann said he recalled it was determined the Open Storage regulations did not apply. JS asked if Mass Highway ever decided on the request to place traffic lights at the site's entrance onto Walkers Brook Drive. Mr. McCann said it was still in limbo. Mr. Milisci said Mass Hiway had given the site's owner permission to put in the conduit for the electrical connection but not permission to erect the lights. The consensus of the Board was they preferred Option One and considered it a Minor Modification to the originally approved plans. DT noted the site impact is minor, there is no use change, no scale change, and all structural changes are interior to the building. Page 6 of 9 CPDC Minutes of 12/3/2007 i The consensus of the Board was they would want updated plans submitted showing all changes and a listing of plantings should accompany the updated landscape plan. JS said the Board should be kept apprized of the ZBA's review of the signage. The Board agreed. DT moved the Board determine the changes made by Blacksmith Enterprises to the original Site Plan Review Decision of 88 & 98 Walkers Brook Drive [11/6/2006] shown in the application dated 11/21/2007 and specified as "Option One" to be a Minor Modification. In spite of the change in floor area the modifications do not have a significant impact on the lot or the use. JW seconded. Voted Determined to be a Minor Modification: 5:0:0: DT moved the Board approve the Blacksmith Enterprises' "Option One" Minor Modification subject to the following conditions. 1. Updated landscape plans shall be submitted for the Board's review and approval. Said plans will take into consideration Mass Highway's restrictions and requirements for stand-alone planters. 2. All other plans will be updated as necessary and submitted to the Town Planner. JW seconded. Voted Approved: 5:0:0. Site Plan Review 36 Woburn Street As the applicant did not appear the Board did not address this item. Site Plan Review (Continuance) 18-20 Woburn Street The applicant, Mr. Jamie Lynch, appeared with his attorney Mr. Steve Cicatelli. A Draft Decision had been made available to the Board and applicant and Mr. Cicatelli's comments on the draft had been presented to the Board. Revised site plans reflecting the Board's suggestions made at previous meetings had been submitted. The consensus of the Board was they were happy with the revised plans especially the planters in the rear. There was some discussion regarding lighting proposed for the fire escape on the west side of the building (next to the Wright Building). The Board did not want attention drawn to that side of the building. In the end, they agreed two gooseneck lamps would be best provided they were not large goosenecks. Next, the Board and applicant reviewed the language of the Draft Decision. Noteworthy additions and amendments: • Deliveries: no deliveries would be allowed to the front of the building (from Woburn St.) and deliveries from the rear parking lot are permitted between 9:00 AM and 4:00 PM only. The Board waived the requirement for an off-street loading area. Page 7 of 9 CPDC Minutes of 12/3/2007 • Walkway (along West-side of driveway): An access easement agreement shall be offered to be conveyed to the Town for pedestrian access to the proposed walkway. The Town Engineer asked the Board to make it a condition the ramp at the southern end of the walkway meet Architectural Access Board standards. The Board agreed. • Financial Assurance Mechanism (FAINT): Mr. Cicatelli said this would not be necessary as it would be for emergency use only but if required the applicant would like the dollar amount noted. The Town Engineer's opinion was $2500.00 would be adequate. The applicant agreed to this sum. The Board decided to add "with an upset limit of $2,500" to the condition. JS moved the Board close the Public Hearing for the Site Plan Review of 18-20 Woburn Street. NS seconded. Voted Approved: 5:0:0. JS moved the Board approve the Site Plan Review of 18-20 Woburn Street as amended tonight. DT seconded. Voted Approved: 5:0:0. Other Items Special Town Meeting: The Board decided top have BB present the Board's report on the 40R Smart Growth bylaw and related Business-C zoning bylaw changes and have DT make the motion. Minutes ' JS moved to accept the minutes of 8/13/2007 as amended. NS seconded. Voted Approved: 4:0:1 (JW abstained). JS moved to accept the minutes of 11/5/2007 as amended. DT seconded. Voted Approved: 5:0:0. JS moved to accept the minutes of 11/13/2007 as amended for a meeting held in Room 215 of Reading Memorial High School to consider revising the proposed bylaw amendment on detached buildings and accessory buildings. NS seconded. Voted Approved: 3:0:2 (NS and JS abstained). JS moved to adjourn. NS seconded. Voted Approved: 5:0:0. The meeting ended at 11:15 PM. These minutes were prepared by Michael Schloth and submitted to the CPDC on January 14, 2008; the minutes were approved as amended by the CPDC on January 14, 2008. Signed as approved, David Tuttle, Secretary Date Page 8 of 9 CPDC Minutes of 12/3/2007 11/27/2007 88-98 Walkers Brook Drive Present: Carol Kowalski, Glen Redmond, Tim Fitzroy of BKA Architects, Mike Schloth Mr. Fitzroy: Two Options 1. Add second floor; Mezzanine space now part of 2nd floor - Preferred 2. Work with the plans as approved by CPDC decision. For each: add Honda "cylinder" for signage; add "wave" canopy; same height all work would be done within the buildings. Glen: • Option 1 is not a Minor Mod. because not the same plan as approved. Even if exterior same dimensions the interior shows a 2nd floor. Opinion: Original ZBA decision would have to be modified; CPDC would need to see the new plans. • Option 2: Opinion: would not require modification to ZBA decision. • Parking regs are triggered by sq. footage - this would change the p. spaces needed. • Could have more than one sign facing street - one sign per building - IF you put different businesses in each building. Mr. Fitzroy said they could do this: "Honda Gallery Sales" & "Honda Gallery Service" Parking changes: Mr. Fitzroy said they could keep same parking space use by decreasing the number of spaces devoted to cars-to-be-sold and increasing the number of spaces for employee & customer parking. Signage: 3 variances: 1. Sign facing highway is allowed (6.2.3.2.3) but may need variance for sign's height off of the grade of the highway. 2. Table 6.2.3 note "a" 3. # of signs: Building names, Honda name and emblem, canopy... Pylon Sign: Glen thinks the existing pylon sign may be non-conforming. Fran (at weekly staff meeting today, 12/3/2007) • Landfill: CPDC should be made aware of hazardous material found after they had voted on the original site plan review decision. • Landscape: Applicant says Mass Highway will not allow landscaping on their property. Frans says this s not strictly true: Mass Highway said the proposed landscaping does not meet with their standards. Applicant could make changes to meet these changes and submit new plans to Mass Highway. These minutes were prepared by Michael Schloth. 1 Page 9 of 9