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HomeMy WebLinkAbout2004-03-08 Community Planning and Development Commission MinutesTown of Reading 16 Lowell Street 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: March 8, 2004 Members Present: Chair, Susan DeMatteo (SD), Neil Sullivan (NS), Jonathan Barnes (JB) Also Present: Chris Reilly (CR), Town Planner The Chair called the meeting to order at 7:35 PM. SD moved to approve the minutes of the January 26, 2004 meeting with the noted amendments. JB seconded. Voted 3-0, all in favor. Administrative Review: Johnson Farms Preliminary PUD Plan Amendment Determination Attorney Brad Latham represented Johnson Woods Realty Inc. and made a presentation on amendment request. He explained the memo he submitted to the Commission; they are requesting a minor amendment determination regarding the addition of Mr. Louis Peterson's property at 113 Longwood Rd. to the Preliminary PUD Plan, which would add 4 2 bedroom units to the plan and a single family unit for Mr. Peterson. The property is in the PUD overlay district. Attorney Latham went over DHCD guidelines and criteria for determining whether a change is major or minor; their standard is usually a 10% change in units or area. SD read from Town Counsel's memo on the amendment determination and procedural process; Town Counsel's interpretation was that this was a major amendment as she understood it and public input should be accommodated. Ted Moore talked about why the amendment should be considered minor; the footprint change is small and the increase of 5 units is 3% of the 161 units currently approved. He is concerned that a major amendment determination will significantly delay the project due to the procedural requirements for submitting an entirely new application. SD asked why the request was not made during the preliminary PUD review. Attorney Latham explained that negotiations were ongoing with Mr. Peterson. JB has a general preference to do everything in public, irrespective of the merits of the amendment, which would require a major amendment determination; in any event he believed this request constituted a major amendment. SD was concerned about whether CPDC would be locked into the proposed number of units if a minor amendment determination was made and noted that Town Counsel did not advise was the case. CR explained that a major amendment determination would require at least 2 weeks to advertise the required public hearing and notice abutters. JB was not comfortable with minor determination, particularly without Commission member Dick Howard present. SD moved for a major amendment determination with a public hearing required. JB seconded. Voted 3-0, all in favor. CR will advertise and notice a public hearing for March 25 at 8:15 PM. Mobil on the Run- West Street Modification Attorney Mark Favaloro represented Joe Prizio, the proprietor of the Exxon/Mobil on the Run. Mr. Prizio requested a minor modification to the approved site plan for 4 West Street to allow fuel deliveries seven days a week instead of the approval for Monday through Friday. JB was present for the Commission on the previous site plan review application for 4 West Street and recollected the approved hours for fuel deliveries reflected Woburn abutters concerns. Joe Prizio talked about the need for deliveries; some fuel deliveries must take place on the weekend or he could run out of fuel. The abutting gas station in Woburn gets deliveries seven days a week, 24 hours a day. JB viewed the issue less on merit than on procedure; a public hearing should be required. JB moved for major modification determination with a public hearing required. SD seconded. Voted 3-0, all in favor. CR will advertise and notice a public hearing for March 25, 2004. Pre-Application Site Plan Review Presentation Danis Trust-General Way Attorney Mark Favaloro represented the property owner, George Danis. Chris Sparages, Hayes Engineering made a presentation on the preliminary site plan. They are looking to redevelop after the Frugal Fannies departure. Current parking provides approximately 625 spaces; they want to add another 75 spaces with an additional, remote parking lot. An updated traffic study will be provided. They would like to have signal at entrance; they have talked to the Town Engineer about a configuration. The existing drainage can be improved with deep sump catch basins. They're looking for smaller footprint retail rather than big box; no plans to add additional floors that would require even more parking. Fagade improvements will include an overhang (see attached). The layout and appearance will be mall style with central food court. They are currently before the Conservation Commission on ANRAD and NOI, for a determination on whether the onsite stream is intermittent or perennial. JB asked about whether there were market or zoning constraints. Retail tenants in the 20k sq. ft. range are expected, which is permitted under existing industrial zoning. They feel the primary issue will be adequate parking. JB feels the Commission may support the proposed redevelopment if it is sensitive to abutters and good for the commercial base. Traffic will be an issue if there is an impact on Washington St. Mr. Danis observed that most of Frugal Fannie's traffic exited to Rt.128. They will proceed through the Conservation Commission and be back for site plan review. Other Business: Town Counsel Review SD went over the review form and each question was reviewed. CR recorded responses. It was agreed that the general quality of Town Counsel is very good but there are concerns and questions about the Town policy, if any, on priorities, urgency and the management of requests. Some CPDC requests seem to be low priority. General comments suggested that more transparency is needed in how requests get vetted so expectations are known. Site Plan Review Compliance and Zoning Enforcement The Commission discussed compliance issues involving signage and site plan review. CR discussed the administrative difficulties in maintaining compliance in these areas. Enforcement is understaffed and CR is trying to improve tracking with the Building Inspector. JB expressed an interest in requesting the presence of the Building Inspector and Town Counsel at a future CPDC meeting to see how interpretation of the by-laws and enforcement can be more consistent. CR will discuss alternatives for improved site plan review and signage compliance and enforcement with the Building Inspector and report back to CPDC. JB moved to adjourn. NS seconded. Voted 3-0, all in favor. The meeting was adjourned at 10:15 PM. These minutes were prepared by Chris Reilly, Town Planner and submitted to CPDC on April 12, 2004; the minutes were approved as amended by CPDC on April 12, 2004. Signed as approved, Neil Sulli 7~ Date