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HomeMy WebLinkAbout2010-06-14 Community Planning and Development Commission MinutesTown of Reading 16 Lowell Street E D Reading, MA 01867-2683 Phone: 781-942-6612 Fax: 781-942-9071 k2 r Email: jdelios@ci.reading.ma.us 52 Community Planning and Developmg~~ CQIi si CPDC MINUTES. Meeting Dated: June 14, 2010 Location: Selectmen's Meeting Room Time: 7:30 PM Members Present: Nicholas Safina (NS), Chairman; John Weston (JW), Secretary; Joseph Patterson (JP), and David Tuttle (DT). Associate Members Present: George Katsoufis (GK) Also Present: Jean Delios (JD), Town Planner; Abigail McCabe (AM), Staff Planner, and Michael Schloth (MS), Recording Secretary. Mr. Ralph Blunt, 22 Linden Street Attorney Brad Latham of Latham Law Offices, LLC, 643 Main Street Ms. Jill Mayberry, 16 Chapin Avenue Mr. Ken Meuse, 28 Chapin Avenue Mr. Michael Palmer, Owner of 107 Main St, Sam's Bistro Mr. Jack Russell, 91 Spruce Road Mr. Dave Talbot, 75Linden Street Ms. Nancy Twomey, Architect, 23 California Road Ms. Pat Triglione, Mr. Art Triglione, 62 Grey Coach Road Ms. Meghan Young, 40 Oak Street For Oaktree Development: Mr. Phil Terzis, Oaktree Development Mr. Imad A. Zrein, P.E., Devellis Zrein Inc., Foxborough, MA Mr. Kevin R. Dandrade, P.E., TEC, Lawrence, MA There being a quorum the Chair called the meeting to order at 7:35 PM. Public Comment None. Public Hearing: Site Plan Review (Continued) 30 Haven Street, Oaktree Development Representing Oaktree Development were Phil Terzis and engineers Kevin Dandrade and Imad Zrein. Oaktree distributed a revised site plan. The right-of-way connecting Haven Street and the municipal parking is to remain two-way without a sidewalk. There would still be two-way access from Chute and 'Linden Streets. The existing one-way access from Woburn Street would also remain. The traffic 'circulation of the rear parking lot would be one-way and counter-clockwise around a center strip of pervious pavers lined with trees. Most parking spaces would be angled to favor the counter-clockwise circulation to allow easier parking. Page 1 of 6 CPDC Minutes of 6/14/2010 Of great concern to the Board was the loss of the sidewalk. The consensus of the Board was that Oaktree should provide safe, pedestrian access connecting the front and rear of the site. Oaktree noted a sidewalk of some kind may still be possible because the new plans call for moving the building back from the right-of-way approximately three feet. Oaktree said a central concourse may be possible but emphasized it would depend on the demands of unknown future commercial tenants. Oaktree informed the Board that it had not been able to determine the owner of the right-of-way connecting Haven Street with the rear parking lot. The Town Planner stated for the record that in her opinion it is in Oaktree's best interests to discover the owner. She noted that it is her understanding that the town alone has an easement to use that right-of-way. Neither Oaktree nor the Board thought this was an issue. Mr. Dave Talbot echoed the Board's concern that a safe pedestrian access between the front and rear of the site be provided. He also expressed concern over the loss of parking spaces along Haven Street to provide the sidewalk bump-out there. The consensus of the Board was the bump-out was a welcome addition as it serves both as a safety feature and a streetscape improvement similar to bump-outs added during the recent improvements of the downtown streetscape (Main Street). The Town Planner reminded Oaktree that they have yet to provide a comparison of existing parking with what they propose and emphasized it is important that it be made clear which spaces would be lost and `-.gained. Oaktree said they could overlay existing parking on their proposal and present it when next before the Board. The Town Planner informed the Board that the Town Engineer had not yet submitted his report because he is still waiting for Oaktree to provide more details on the site's drainage. Oaktree asked the Board to approve its site plan conditioned on two points: that Oaktree provide both a drainage plan and a plan showing how pedestrians would be able to walk safely between the front and rear of the site. The Board declined to approve the site plan at this time citing the need for more details from Oaktree, in particular, details on the building's envelope especially with regards to the rear fagade. The discussion turned to granting a density waiver. The consensus of the Board was to grant the waiver. Mr. Talbot was not sure if abutters understood the project could have a higher density since originally Oaktree expressed its intent for larger, condominium units rather than smaller and a greater number of rental units. The Board was sure the possibility of rental units had been discussed at previous meetings. DT moved the Board waive the density limitation for the development at 30 Haven Street because of substantial improvements to the public parking made by the applicant and subject to the Board's final approval of the site plan. JP seconded. The Chair made the following friendly amendment. Waive the density limitation but specify the number of units and density: allow not more than 56 units at a density of 73 units per acre. JW suggested modifying the friendly amendment to note the need for the successful -,,resolution of the items listed in the 515110 memo from the CPDC to Oaktree Development. The Board agreed. The edited motion was read: The Board waives the density limitation for the development at 30 Haven Street because of substantial improvement to the public parking made by the applicant and allows not more than 56 residential units there at a density of 73 units per acre subject to the Page 2 of 6 CPDC Minutes of 6/14/2010 successful resolution of both the site plan review and the issues noted in the 51512010 memo from the CPDC to Oaktree Development. JP seconded and the motion was carried 4:0:0. The consensus of the Board was to continue the site plan review and advised Oaktree not to schedule time at the next meeting unless it is ready i.e. all major issues have been addressed. Oaktree said it would prepare a list of what issues remain to be addressed and when they could have them ready for the Board's review. Oaktree would discuss this list with the Town Planner and together decide when they should next come before the Board. Tentatively, the next meeting was scheduled for 7/12/2010 at 7:30PM. The Chair moved the Board continue the Site Plan Review of 30 Haven Street until 711212010 at 7.30PM. DT seconded and the motion carried 4:0:0. Request for Waiver from Site Plan Review: 553 Main Street, Premier Realty Group - Architect Nancy Twomey represented Premier Realty Group. Also in attendance was Jan Triglione, the owner of Premier Realty Group and Art Triglione, the owner of the building. The applicant is seeking a waiver both because the site had undergone a site plan review within the last five. years (with tenants RCTV and Mission of Deeds) and the proposed use falls within the same use group of the majority of the other tenants. The Staff Planner noted a condition of the Mission of Deeds decision had yet to be fulfilled. Namely, the striping of the sidewalk area along the building on the Chapin Ave side. The owner of the building, Mr. Triglione, said the striping would be done once the reconstruction of the Mission of Deed's space was completed. The Town Planner suggested withholding Mission of Deed's occupancy permit until after the striping was done. The Board thought this was fair. The Board suggested the applicant keep the view into the office as unblocked as possible. Ms. Jill Mayberry of 16 Chapin Avenue expressed concern that Chapin Ave - a narrow street - would be crowded with parked cars. Ms. Triglione said most of the realtors are independent contractors and have home offices and it would be rare that all would be in this office at the same time. Ms. Twomey said none of the rear parking lot spaces are for the employees of this office. She added that most of the realtors would probably park on Main Street or in the Ash Street parking lot. Mr. Ken Meuse of 28 Chapin Avenue said the two parking spaces on Main Street on either side of Chapin Avenue had at one time been striped as no parking zones but during the Downtown Streetscape Improvement Project the striping had been removed. He asked the Board to have the two spaces striped as no parking spaces as before. The Board said that was a matter for the Board of Selectmen. The Town Planner said she would follow up with the Town Manager. DT moved the Board determine the work proposed by Premier Realty Group at 533 Main Street to be --Eligible for a waiver from site plan review. JW seconded and the motion carried 4:0:0. Page 3 of 6 CPDC Minutes of 6/14/2010 He reminded the Board that the awnings had not yet been added to that wall. If that did not solve the problem he was willing to reduce the wattage of the sconces' lights. 4. Status of Mass Highway's approval of the Main Street curb cut changes. Mr. Latham said they still have not received approval from the state. He believes it is not that Mass Highway has an issue with the changes but that Mass highway simply has not got around to addressing their application. 5. Retaining wall and landscaping strip at south property line. Mr. Latham noted that Mr. Palmer is adding more landscaping that what was originally approved. The Town Planner informed the Board that there was some damage to trees and the Conservation Administrator would be reviewing the site tomorrow morning. She added that Mr. Palmer should have brought these changes to the Board's attention through a request for a minor modification at least. The concern is that the abutters did not have a chance to discuss the changes. The Board took no action on any of the listed items aside from noting it would visit the site in a few days to check if the changes had been made to its satisfaction. Planning Work Session South Main Street Design Guidelines The Town Planner cautioned the Board that Open Meeting Law forbids deliberation outside of posted meetings. She advised each member forward their work to her and she would synthesize it all and distribute the result to the Board. GK made the following points. Floor Area Ratio (F.A.R.) It is critical to determine how to apply F.A.R.to the area. The problem is that some lots are very deep and applying standard F.A.R. to the entire lot would result in monster-sized buildings. He suggested applying one F.A.R. to the first "x" feet of a lot and another F.A.R. to the rest. Phasing challenges. Some guidelines can be handled in the short-term but others would require long- term changes i.e. zoning changes. Also, how do we achieve owner buy-in of the guidelines especially novel features such as shared parking. He suggested the Economic Development Committee might be able to help here through surveys of the area's business and property owners. Chapter 40A update. New Land-Use legislation may be enacted by the next summer. GK offered to provide the Board with an update at a future meeting of the proposed changes and how they could affect Reading. The Chair directed that time should be scheduled during the July 12 meeting for GK's presentation. The consensus of the Board was it would work through the technical challenges of the guidelines to determine a feasible vision and then work on implementing that vision. Ms. Young asked the Board why it does not allow phone numbers on signs in the Business-B district. She noted there is no by-law requiring no phone numbers on Business-B signs. The Board explained it was a tradition of previous Boards and determined on a case-by-case basis. It noted that recently it had allowed a phone number on a wall sign of a business at the boundary of the district. Other Business Approval of the minutes of 5/10/2010 and 5/24/2010 Page 5 of 6 CPDC Minutes of 6/14/2010 DT moved the Board approve the minutes of 511012010 as amended. JP seconded and the motion was carried 4: 0: 0. DT moved the Board approve the minutes of 512412010 as amended. JP seconded and the motion was carried 4: 0: 0. Board Reorganization NS nominated JW as Chair. DT seconded. By a vote of 3: 0:1 (JW abstaining), JW was voted Chair of the CPDC. JW nominated JP as Secretary. NS seconded. By a vote of 3: 0:1 (JP abstaining), JP was voted Secretary of the CPDC. The Town Planner noted the reorganization would not take effect until July 1, 2010. Update: Sign Compliance and Enforcement Town Planner reported that the inventory of sign violations has been completed. She noted that the vast majority of violations concerns window signs and are easily corrected. To that end, the Staff Planner has written a one-page summary of what is allowed for window signs. The Town Planner was pleased to report that, businesses are trying to conform to the by-laws. She noted that the biggest issues concern violations of the number of wall and freestanding signs allowed per business in the Business-A district, and violations of the twenty-foot side setback for freestanding signs. DT moved to adjourn. JW seconded and the motion was carried 4:0:0. The meeting adjourned at 10:55 p.m. These minutes were prepared by Michael Schloth and submitted to the CPDC on July 26, 2010; these minutes were approved as amended by the CPDC on July 26, 2010. Signed a'411016 Patterson Secretary Page 6 of 6 LATHAM LAW OFFICES ETC 643 MAIN STREET READING, MA 01867 0. BRADLEY LATHAM' CHRISTOPHER M. O. LATHAM JOSHUA E. LATHAM' 'ADMITTED TO PRACTICE IN MASSACHUSETTS AND NEW HA PSfiIRE Jean Delios, Community Services Director/Town Planner Town Hall 16 Lowell Street Reading, MA 01867 TEL: (781) 9440505 PAS: (781) 9447079 June 14, 2010 Re: 107 Main Street, Reading, MA Dear Ms. Delios: Pursuant to our discussion earlier today, we respectfully request the opportunity to meet with you and the Community Planning and Development Commission to discuss the status of the project and particularly, the following matters: 1. Retaining wall at the rear of the property; 2. Doors and windows at the front of the building, including a fold-in, full length window; 3. Wall sconce lighting on the northerly wall of the building and light abatement; 4. Status of the Main Street State curb cut change from MassHighway; 5. Retaining wail at the southerly side lot line with the creation of a landscaping strip and curvature. Thank you.