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HomeMy WebLinkAbout2004-09-13 Community Planning and Development Commission Minutesi jVL4& V~4 Town of Reading ,yMNG, `ASS. 16 Lowell Street ZL90 011 I A . Fl o Reading, MA 01867-2683 Phone: 781-942-9012 Fax: 781-942-9071 Email: creilly@ci.reading.ma.us COMMUNITY PLANNING AND DEVELOPMENT COMMISSION CPDC MINUTES Meeting Dated: September 13, 2004 Members Present: Neil Sullivan, Chair (NS), Richard Howard (RH), Jonathan Barnes (JB), Susan DeMatteo (SD), John Sasso (JS). Also Present: Chris Reilly (CR), Town Planner; Joseph Delaney (JD), Town Engineer The Chair called the meeting to order at 7:35 PM. Zoning Workshop Permitted Use: Carriage House Virginia Adams, Historical Commission Chair, discussed the need for permitting carriage houses as dwelling units in order to preserve historic houses. RH discussed his belief that the carriage house amendment has not been thought through and we need to look at other carriage house provisions in other towns. Chris Latham, Esq. gave a presentation on a current case before the ZBA requesting zoning relief to allow a carriage house dwelling unit; the ZBA fears that they would be making policy by granting a variance and it is better left to a zoning-by-law amendment. Many of the carriage houses do not have the framing for garage conversions so these structures will likely be demolished if the incentive isn't provided for preservation. JB made the point that we should be including language for affordable units, as recommended in the Community Development Plan. NS looked at Sections 4 and 6 of the draft amendment language from the Historical Commission; they seem contradictory. Brad Latham, Esq. made a presentation: preserving the carriage house limits the ability of the owner in the main house to convert to a two-family. JB made the point that the by-law might be too restrictive; an inventory should be made to know whether there can be more houses included. The by-law may be laudable, but there are enough questions for which there aren't presently the answers. RH moved to recommend submission of the proposed zoning amendment article to the Selectmen for inclusion in the Fall Town meeting warrant. There was discussion about the positive nature of the motion; JB felt that a motion to not recommend was more appropriate. JB moved to not recommend the proposed warrant article to the Selectmen because of insufficient review. _ RH seconded. Voted 5-0, all in favor. Public Hearing: Site Plan Review 110 Main Street, Trickett Realty Trust NS opened the public hearing. JS read the legal ad. Anthony Guba from Ayoub Engineering represented the Applicant. They were before the board a month ago for a pre-application site plan review presentation. They have incorporated the CPDC's comments from that meeting and are proposing to redevelop the site to allow for a convenience store and canopied gas pumps. JD discussed the memo he prepared on the application. ➢ Drainage study needed i Drive-thru doesn't met stacking requirements i Queuing length doesn't seem adequate Abutter driveway should be relocated JB felt the intersection at Hopkins and Main is problematic-the intersection has existing problems and needs to be looked at. He would prefer a different re-use but understands the Applicant's interest in the proposed use. There was discussion about how the canopy related to the convenience store. Mr. Guba explained that the canopy is a standard amenity in gas stations now, such as the one the Applicant operates in Tewksbury; predominantly self-serve customers want to be protected from the elements and the canopy allows for the required fire suppression equipment. NS is concerned about kids going across that street at that intersection and whether- the plan will impact pedestrian safety. Public Comment: Ann Charles, 87 Hopkins St: How many gas stations do we need-this is going overboard-how much can neighborhood stand? There's too much traffic already. Calareso's gets backed up and has dumpster problems. The height of lights and glare is a concern; as well as loss of privacy. I'm not happy about the whole situation; there's drainage problems from Main Street. CR explained that the DRT on this application will be conducted on September 20. RH moved to continue the site plan review hearing for 110 Main Street to 8:00 PM on October 4, 2004. JB seconded. Voted 5-0, all in favor. Public Hearing (Continued): Site Plan Review Danis Realty Trust, One General Ave. Attorney Mark Favaloro, Paul Caggianno, Engineer Chris Sparages and Traffic Engnineer Kim Hazavartian represented the Applicant Mr. Hazavartian made a presentation. They have updated the Traffic study in consulation with the Town's peer review Traffic Engineer, John Diaz. The proposed signal on Walkers Brook Drive will be coordinated with the signalization on the traffic corridor all the way to the Rte. 128 ramp. There will be guaranteed green time from the site. Lakeview Avenue will be slightly affected by signal; we counted traffic 60 vehicles in AM peak period and 70 in the PM peak period. 2 Mr. Diaz gave his presentation. The Applicant has used a different methodology than the standard approach for traffic counts. The issue of the proposed signal design should be reviewed and discussed further. As proposed, there will be a west-bound trap turning into the site. A primary concern is the impact of the proposed signal on Lakeview Avenue relative to eastbound queuing during peak periods. More analysis is needed on whether the proposed signal would work as intended and what impacts could occur to Village, Washington, Lakeview and John Sts. Mr. Sparages made his presentation. They have provided a memo on their response to the DRT comments: i Concrete sidewalks proposed; no brick bands ➢ Fencing: security fencing not practical; proposing guard rail along east side S Landscaping: shade trees added RH is concerned about whether the required parking has been provided. Movable cart stations: 4 cart stations were not counted in parking calculation. How do we identify what is going to be retail vs. industrial? JD stated that the drainage design needs further revision, but it's close to adequate. SD asked whether the stack be removed. The applicant intends to keep the stack as an aesthetic feature symbolizing the site's history. JS wanted to review traffic and whether New Crossing Road access has been established. Mr. Hazavartian explained the possible impact to Main St. from the site; the majority of site- generated traffic will use Walkers Brook Drive. Public Comment: Ellen Childress, 105 Green Street: traffic and delivery trucks will go from the site to the Atlantic; Washington St. traffic will increase. Tony D'Arezzo, 130 John St: doesn't want the hearing closed. He has some questions about assumptions in the traffic study. The traffic counts conducted on September 1 do not reflect peak period volume. The traffic generation numbers don't seem to be comparable to Walkers Brook Crossing, Phase 2. Compare tables 4 & 5 in traffic study; uses for the actual site are low generators. John Diaz explained that he had addressed this concern with the Applicant in prior comments. Bob Brown, Susan Drive: traffic numbers involve a lot of assumptions; there should be subsequent review of the actual traffic. Andy Bramhall; 11 Johns St. Ct: the Applicant should be looking at the impact of sending more traffic to Goodall Sanford. Steve Wladyka, 192 Washington St: queuing on Washington St. is already a problem- residents can't get out of their driveways and mitigation has not been proposed. Will truck deliveries go out to Rt. 128 instead of Washington SO More information is needed on the traffic mitigation and the public hearing should not be closed. There will be more signals that aren't needed for the neighborhood or the project. What is the Applicant's proposal for directing traffic to Ash St? Kerry Bramhall, 1-1- John St. Ct: New Crossing Rd-could be an exit but the Applicant hasn't - - proven they can't get it. We shouldn't close the hearing until more information is provided. 3 Andy Bramhall; II John St. Ct: at the neighborhood meeting we didn't get to review the cut through traffic. With the signal access from John St. to Village St. heading to Rt. 128 will be difficult. Mr. Favaloro explained that there is no opportunity to acquire property to allow passage to New Crossing Rd. at this time, but the Applicant will remain receptive to options for future access. He questioned whether CPDC has the authority to require it and it would make the negotiating position of the Applicant too difficult if they were to do so. Dennis Collins, 12 Beach St: my priority is my kids; we should be proactive rather than waiting for problems to develop. Michelle Rand, 118 Village Street: we've always been here-you are looking for something from us we don't need. Russ Hiltz, 203 Washington St: Washington St. is a Town road, there shouldn't be highway traffic. Tony D'Arezzo, 130 John St: a lot of the lighting will be at the entrance-is there a plan to address the impact? Mr. Sparages went over the site lighting, which was reviewed before. Their analysis indicates only 1-foot candle at the property line, which is the standard found in towns with lighting by- law regulations, such as Lynnfield. Roger Wade, Washington St: will drainage get worse? JD explained that the drainage will not get worse; the Applicant is required to provide a drainage design adequate for the proposed redevelopment. CR explained that CPDC will need an extension from the Applicant. JD moved to request an extension from the Applicant to 9.27. RH seconded. The Applicant requested a 5-minute recess to confer on the extension. Upon returning the Applicant agreed to extend to 9.27 with the understanding that the public hearing would close on that date and a Decision would be forthcoming. Voted 5-0, all in favor. RH moved to continue to 8:45 PM on 9.27, at which time the draft decision shall be reviewed. SD seconded. Voted 5-0, all in favor. Subdivision Approval Not Required (ANR) John Arsenault, 23 Barbara Lane The CPDC reviewed the request for endorsement of a subdivision approval not required plan to allow 2 neighbors to swap a small piece of land. RH moved to endorse the Subdivision Approval Not Required (ANR) plan for 23 Barbara Lane, as indicated on the "Plan of Land in Reading," prepared by D&A Associates, dated August 31, 2004. JB seconded. Voted 5-0, all in favor. JS made a motion to adjourn. SD seconded. Voted 5-0, all in favor. 4 These minutes were prepared by Chris Reilly, Town Planner and submitted to CPDC on October 4, 2004; the minutes were approved as amended by CPDC on October 4, 2004. Signer approved, asso, Secretary 5