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HomeMy WebLinkAbout2010-01-11 Community Planning and Development Commission MinutesTown of Reading 16 Lowell Street P~LCENED Reading, MA 01867-2683 r t } G , MASS. Phone: 781-942-6612 Fax: 781-942-9071 1 CJ' Email: jdelios@ci.reading.ma.us ~3~ tl ~t~{ ~Ul'd .ryL1 Community Planning and Development t ommission CPDC MINUTES Meeting Dated: J: Location: Selectmen's Members Present: Nich (DT), tSa: , x 2010 T om b (NS); ,Chairman;l Jahn W Members Absent: Claire Paradiso (CP), and Joseph Patterson (JP). 7:30 PM ; and David Tuttle Also Present: Jean Delios (JD), Town Planner; Abigail McCabe (AM), Staff Planner; and Michael Schloth, Recording Secretary. Shelia Clarke, EDC, 536 Haverhill Street Tony D'Arrezzo, 130 John Street Dan Hutchins, 60 Old Derry Road, Londonderry, NH, Attorney David McBride, Esq., 19 Cherry Street, Danvers, MA Gary and Dani Meyers, Elite Freestyle Fitness and Karate Valerie Shaw Previte, 57 Harold Parker Road, Andover, MA Brandon Shaw, 4 Chestnut Street, N. Reading, MA Terry Shaw, 46 Park Street, N. Reading, MA Jack Sullivan, Sullivan Enginering Meghan-Young Tafoya, EDC, 40 Oak Street Ron Weston, 63 Blueberry Lane Michelle Williams, EDC, 31 Melbourne Avenue There being a quorum the Chair called the meeting to order at 7:33 PM. Public Comment None Request for Waiver from Site Plan Review: Freestanding Sign 1321 Main Street, Reading House of Pizza The applicant, Donna Wright, was present and represented by Attorney David McBride. The. applicant's engineer and sign maker, Jack Sullivan and Dan Hutchins respectively, were present. Appearing for the owner of the site and building were Brendan and Terry Shaw. Mr* McBride summarized his client's proposal. They have tried to meet the requests of town staff's Design Review Team (DRT) which met on 12/7/2009. Although there would probably be only 16 seats, the parking spaces were configured based on the possibility of 24 seats: 33 striped parking spaces including 2 handicapped-van accessible spaces. No new paving would be added to the site. Page 1 of 8 CPDC Minutes of 1/11/2010 Signage would consist of one wall sign and one sign (two faces) on the existing freestanding sign. The freestanding sign will be relocated to conform to setback requirements. The two curb cuts would be narrowed (the north cut from 44 feet to 30 feet and the south cut from 55 feet to 41 feet). More plantings will be added to the site: trees, grass, and mulch are proposed for the landscape island which fronts Route 28. The dumpster will be located at the North rear of the site. The sprinkler system will be upgraded and the requirements of the Board of Health will be met. Engineer Jack Sullivan continued: Most changes will be to the interior of the building. There is no increase in pavement (in fact there is a reduction because the curb cuts will be narrowed and replaced with landscaped island) therefore stormwater regulations are not triggered. The dumpster will be surrounded by a 6' stockade fence and sit on a concrete pad surrounded by crushed stone to stop spills. Wetlands have been flagged. "No Parking" signs will be posted on the East side of the landscape island as per request of the Chief of Police. The snow storage space will be moved out of the 100' wetland buffer. The parking lot will be seal-coated and striped. All necessary applications for permission to work within route 28's right-of-way are ready to be submitted to Mass Highway. Mr. Sullivan said he had been taken aback by an email from the Conservation Administrator which stated the Conservation Commission would be looking for the applicant to apply for something more than a minor projects permit. He emphasized that he thinks it would be unfair of the Conservation Commission to require a full review of the site given both the improvements being made and the fact that the impervious cover is not being increased. The Town Planner said part of the issue may have to do with the Conservation Administrator not being able to examine particular areas on the site because of snow cover. The Town Planner said she would follow up with Mr. Sullivan on this matter later. DT expressed concern that the curb cuts were still too wide. Mr. Sullivan replied that he had reduce both to 30' but the Town Engineer thought wider would be better given that there are not deceleration zones in that area of Route 28. The Chair expressed concern that the site's grading may direct runoff to flow towards residential abutters to the east. Mr. Sullivan said the site slopes south to the wetland area. The Board asked if there would be any outside equipment (e.g. refrigerators, exhaust fans...). Ms. Wright said all refrigerator units will be located inside the building. As for roof exhausts, the interior plan needs to be made final first. Mr. Terry Shaw presented the Board with a preliminary roof plan. DT said the amount of work involved makes it hard for him to justify a waiver from site plan review. The Town Planner noted that it was the Town Of Reading pushing for the site changes. The Chair noted that the applicant is already making the changes that would be required in a full site plan review. DT agreed. The consensus of the Board was a waiver from full site plan review was warranted. The discussion turned toward the site's signage. Mr. Hutchins said he had originally applied for a sign permit for the freestanding sign separate from tonight's waiver request but the building inspector - wanted the Board to review it as part of the waiver. Since that original submission, Mr. Hutchins said he had reduced the height of the sign to 19' and removed a planter at its base. The Board had no issues with Mr. Hutchins changes. Page 2 of 8 CPDC Minutes of 1/11/2010 Regarding the wall sign, the Chair noted that although the applicant is allowed 100 square feet of sign area, a sign of that size would not fit well above the door. Mr. Hutchins said the wall sign would not be 100 square feet in area; it would be sized to fit the building. The Board asked if the fluorescent lights above the windows could be removed. Mr. Shaw agreed to this. JW noted that it would be in the best interests of this establishment and the adjacent ice cream business (Dandelions) to provide pedestrian access between the sites. Mr. Shaw said there is already unimpeded access between the two sites. JW suggested adding a bike rack to the site. The Chair asked if there were comments from the public or staff. There were none. DT moved the Board approve the request for a waiver from site plan review. JW seconded and the motion was carried 3:0:0. DT asked if the freestanding sign required the Board's approval. AM said it did not. Mr. McBride requested that the Board make reference to its change of the location of the snow storage. DT moved the Board approve the waiver from site plan review the plans for changes to the property at 1321 Main Street as shown on plans dated 12/13/2009 and modified on 12/29/2009 with the following conditions. 1. The fluorescent lights under the overhang will be removed. 2. Snow storage will be relocated on the plans to the Northeast corner of the property (near dumpster) 3. The applicant will work with Mass Highway to resolve any issues concerning the landscaping of the island along Rout 28. 4. A pedestrian path will be established between this property and the property directly North (Dandelions). JW seconded and the motion was carried 3:0:0. Request Approval of Master Signage Plan: 545-557 Main Street, tenants include RCTV and Mission of Deeds Nancy Twomey, the property's architect of record, presented the Master Signage Plan. The plan shows locations for five 10 feet x 30 inches signs. The signboards will be black and the letters carved and painted gold. There are no plans at present for Metropolitan Bath to take down its awning. Metropolitan Bath is allowed a second sign facing Chapin Avenue (as per Section 6.2.3.2.2.c of the zoning by-laws). The signs will be externally illuminated using gooseneck fixtures as described" in the distributed cutsheets. DT asked if there were plans to clean-up the fagade facing Chapin Street. The wall shows holes where something was once attached to it. Ms. Twomey agreed it needed to be cleaned-up and assured the Board it would be. Page 3 of 8 CPDC Minutes of 1/11/2010 The chair asked what color the goosenecks would be and remarked four gooseneck lamps per sign was one lamp too many. Ms. Twomey replied the goosenecks would be black and agreed four per sign was too many. DT asked why the plan does not include a sign over the main entrance on Main Street. Ms. Twomey said that was a shared entrance. She added that it is possible that in the future signs may be placed on the main entrance's doors. The Chair asked if the intent was to allow Metropolitan Bath to keep its awning and not to insist on a wall sign in that location unless Metropolitan Bath takes the awning down or a new tenant moves into Metropolitan Bath's space. Ms. Twomey agreed that was the intent. DT moved the Board approve the master signage plan for 545-557 Main Street with the following conditions. 1. The gooseneck lamps will be black. 2. Each sign will be illuminated by no more than three goosenecks. 3. The wall sign for the Metropolitan Bath location need be placed only if either Metropolitan Bath decides to take its awning down or a new tenant moves into Metropolitan Bath's space. JW seconded and the motion was carried 3:0:0. Discussion with Economic Development Committee (EDC): Sign By-Law Amendment Update The Economic Development Committee (EDC) was represented by three of its members: Meghan- Young Tafoya, Shelia Clarke, and Michelle Williams. They presented a slideshow detailing the results of the EDC's review of the signage by-laws (Section 6.2 of the zoning by-laws) including suggested changes. They told the Board that the same slideshow would be repeated at two public forums - one in the morning the other in the evening to be held in the Senior Center's Great Room on 1/13/2010. The EDC hoped to be able to place the changes before Town Meeting in April. The EDC volunteered to review the signage by-laws when the results of its 2008 survey of Reading businesses revealed that business owners named Reading's signage by-laws as the biggest issue they had in their dealings with the town. The EDC's goals in taking on this review were to make the signage by-laws more responsive to the needs of businesses as well as to re-write the by-laws where necessary in clearer and less ambiguous language. The slideshow presented many suggested changes including: portable A-frame signs; two signs per business throughout the Business-B district; larger temporary signs; a Grand Opening period where new businesses would be allowed multiple temporary signs, flags, balloons, etc... for a two-week period.... The EDC also proposed to create what it called a passport: a booklet which would provide businesses a guide to doing business in Reading and include design guidelines for signage. The Board was very enthusiastic about the passport but noted it was not something the Board had to take action on. Regarding the proposed by-law changes, DT noted that the changes would allow for more signs but residents have said they want fewer and more inconspicuous signs. Page 4 of 8 CPDC Minutes of 1/11/2010 The Chair asked if the proposed changes and design guidelines would conform to the recently approved Downtown Smart Growth District by-law and design guidelines. He also expressed concern on how the changes would be enforced. He noted that businesses often do not follow the existing by- laws even after meeting with the Board to discuss` them. Mr. Tony D'Arrezzo of 130 John Street, was also concerned with how the by-laws would be enforced especially with respect to signs' impact on residential abutters. In addition, he noted that the EDC's timeline leaves residents with little time to study the changes before Town Meeting. Ms. Young said the CPDC would schedule a public hearing before Town Meeting. The Board pointed out that the language has yet to be crafted and doing so could take some time. Ms. Tafoya asked the Board to please hold off on reviewing the EDC's changes until the EDC provides the Board with a final draft. This should be ready shortly after the EDC receives feedback from those who attend the upcoming public forums. The EDC emphasized that strong, clear, enforceable signage rules are needed in Reading and it asked the Board to make an update of the signage by-laws a priority and to hold public meetings on such an update as soon as possible. The Board thanked the EDC for its work. The Chair said Board would review the proposed changes - but having the changes ready in time for April's Town Meeting may be difficult as he would like public input throughout the process and not only at the end when the language is in its final draft. Request for Minor Modification to a Site Plan Review Decision: 1349 Main Street, Elite Freestyle Karate and Fitness This item was added after the agenda had been posted. The applicants and owners, Gary and Dani Meyers, were present. The applicants used to run a similar business at Reading Plaza. They then relocated to Wilmington, MA and they now would like to move back to Reading. They proposed to occupy the remaining three bays of the building at 1349 Main Street. Two of the bays would be combined into one space. The original site plan approved the site for retail. The architect called this tenant's use educational. Traffic may be an issue because students will be dropped-off and picked-up at certain times. The Town Planner and Building Inspector (who is also the Zoning Enforcement Officer) wanted the Board to review the plans and determine if a minor mod is warranted. The Chair said he considered the use to be more of a business-use than an educational-use. Mr. Meyers said about 60% of the customers would be dropped-off and picked-up and he would designate two existing parking spaces in front of the center-right door as the drop-off-pick-up area. The Board asked if there would ever be special events at the karate school (e.g. demonstrations or tournaments) which would strain the parking. Mr. Meyers said special events are scheduled from time to time but if they are too large for 1349 Main he would rent a local auditorium or gymnasium. Page 5 of 8 CPDC Minutes of 1/11/2010 Mr. Weston said the litmus test for the proposed changes should be whether or not the changes would have stopped what the Zoning Board of Appeals (ZBA) and building inspector allowed to be done at 355 Franklin Street and if not then the language should be given back to Town Counsel to be rewritten. He emphasized the focus should be on better protecting neighbors from projects that do not meet the intent of the by-law. DT noted there are limits to what the CPDC can do: it can constrain height, coverage, and setbacks; but not bulk and mass. He added that the proposed changes do appear to clarify what the CPDC can control. Mr. Weston noted that 6.3. 11 states "appropriate in scale and mass for the neighborhood". The Chair noted that Town Meeting had focused on this believing that different masses could not be built next to each other but in fact different masses can be built adjacent to each other if scaled properly. The Chair noted the ZBA wants language that is less subjective. Mr. Weston expressed concern that less subjective language could lead to the use of unwieldy formulas. DT suggested a change that protects the town from keeping burned-out or abandoned structures from being considered still in use. He gave as an example the Tuxedo Shop on Main Street. JW agreed adding that the responsibility for that protection should rest with the owners of such properties. The Chair directed that Town Counsel be asked if Section 40A of State Law can be referenced in the by-law. The Town Planner said the ZBA is scheduled to review Town Counsel's changes on 1/21/2010. Section 6.2: Sign By-Law changes DT suggested scheduling a Zoning Workshop on the proposed changes for next meeting. The Board agreed. The Chair expressed reservations about being able to completely, rewrite Section 6.2 in time for April 2010's Town Meeting. Proposed Earth Removal By-Law The Town Planner reported that she, the Building Inspector, Conservation Administrator, and Town Engineer had reviewed the language thoroughly. They recommended renaming it the Earth Moving By-law because it concerns both the removal and addition of soil to a site. Originally the thought was to place this by-law within the Zoning By-law under Site Plan Review but Town Counsel had suggested it would be better to place it in its own section and not under Site Plan Review. To prevent subdivisions from being used as soil-transfer stations, the Subdivision Regulations should be revised to include this by-law. Regarding the triggering threshold, the current suggestion is that enforcement would be triggered either by the removal (or addition) of 500 cubic yards of earth from (or to) a lot, or by an average grade change of four feet over a 50 square-foot lot. Other Business: Approval of Minutes The Board voted 3:0:0 to approve the minutes of 11/23/2009 as amended. The Board voted 3:0:0 to approve the minutes of 12/14/2009 as presented. Page 7 of 8 CPDC Minutes of 1/11/2010 ZBA Case Review No case was reviewed. News and Updates Perfectos Caffe is moving forward with its plans for 285 Main Street and a discussion regarding the recently discovered culvert and abandoned storage tank is scheduled for tomorrow at 11:00am. Pearson has reacquired the Addison-Wesley site from National Development. The Town Planner has told the tenant of 603 Main Street her awning sign, which the Board had approved a short time ago, would have to be re-done as it was very poorly lettered. In fact, the letters were beginning to separate from the awning soon after the sign-maker finished his work. The awning was recently removed and town staff will follow up with the tenant to find out why it was removed. The assumption is it was removed to have the work done properly. DT moved to adjourn. The Chair seconded and the motion was carried 3:0:0. The meeting adjourned at 11:00 p.m. These minutes were prepared by Michael Schloth and submitted to the CPDC on March 1, 2010; these minutes were approved as amended by the CPDC on March 1, 2010. Signed as approved, ZA/ John-`'Weston, Secretary Date Page 8 of 8