HomeMy WebLinkAbout2010-08-23 Community Planning and Development Commission MinutesTown of Reading
16 Lowell Street REIE1111
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Reading, MA 01867-2683 a'
Phone: 781-942-6612
Fax: 781-942-9071 2 1 P 1Z
Email: jdelios@ci.reading.ma.usOt, U L
Community Planning and Development Commission
CPDC MINUTES
Meeting Dated: August 23, 2010
Location: Selectmen's Meeting Room
Time: 7:30 PM
Members Present: John Weston (JW), Chairman; Joseph Patterson (JP), Secretary; David Tuttle (DT),
and Nicholas Safina (NS)
Also Present: Jean Delios (JD), Town Planner; Abigail McCabe (AM), Staff Planner; and Michael
Schloth (MS), Recording Secretary.
Mr. Bill Bergeron, Hayes Engineering, Wakefield, MA
Mr. Dermot Boldger, Owner of Grumpy Doyles, 230 Main Street
Mr. Andrew Boyer, 362 South Street
Marie & Joe Calareso, 28C Carnation Circle
Mr. Matt Casey, patch.com (on-line newspaper)
Mr. Mac Cerullo, 29 Perkins Avenue
Ms. Sheila Clarke Economic Development Committee (EDC)
Mr. Joseph DiMambro, 5 Milepost Road
Mr. Jay Doughty, 348 South Street
Ms. Lori Doughty, 348 South Street
Mr. Ryan Hoffinan, 340 South Street
Phil Kim Hunter-Reed, 11 Haystack Road
Attorney Brad Latham of Latham Law Offices, LLC, 643 Main Street
Mr. Jamie Lynch, CEO Lynch Development, 348 Park Street, North Reading, MA
Kurt Maimaron, New Line Products, 130 Allen Street, Braintree, MA
John & Roberta Martiniello, 11 Milepost Road
Ms. Joan Neary, 355 South Street
Ms. Michelle Williams Economic Development Committee (EDC)
There being a quorum the Chair called the meeting to order at 7:36 PM.
Public Comment
Mr. Jamie Lynch asked to speak. Mr. Lynch is the developer of the currently empty lot at 18-20 Woburn
Street. In September 2009, the Board agreed to extend Mr. Lynch's site plan review decision by two
years on the condition he better shield the lot from view by placing a vinyl fence around it. Mr. Lynch
was before the Board to ask to be allowed to hang two real estate signs to the fence each showing a
rendering of the proposed building. In addition, Mr. Lynch asked to be allowed to hang artwork created
by students of Creative Arts from the fence.
The Board had no issue with the renderings or Creative Art's proposal but pointed out that it could not
change the sign by-laws. It suggested the items in questions may be put on the fence as artwork and
advised he work with the Town Planner along those lines.
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CPDC Minutes of 8/23/2010
DT moved the Board ask the Town Planner to work with Mr. Lynch to improve the appearance of the
fence surrounding the lot at 18-20 Woburn including any signs or artwork that may be attached to it.
NS seconded and the motion carried 4:0:0.
Review of Site Lighting and Request for Signage Certificate of Appropriateness
530 Main Street, Grumpy Doyle's
The owner, Mr. Dermot Boldger, and his sign-maker, Mr. Kurt Maimaron, were present. They described
the proposed signage and lighting.
Signage: One wall sign would be placed on the east exterior wall facing Main Street and a second would
be placed on the north wall facing the proposed patio. The sign band would be continuous along the
Main Street and patio sides. The letters would 2 feet tall, 3/4 inch thick and constructed of lexan. Ten
low-wattage gooseneck lamps (25 -75 watt halogens) would illuminate the west-wall's sign and another
four would illuminate the north-wall's sign.
Other Lights: Five lantern-shaped sconces would illuminate the north-half of the Main Street frontage.
Recessed lights - under the awning - will illuminate the south-half. The light sources would be standard
4-100 watt bulbs. Two of the same lantern-shaped sconces would be placed on either side of the patio
entrance to the restaurant. The lanterns' glass would be bubble-glass to reduce glare. On the patio
would be a'single one-post, three-lamp antique lamppost.
DT moved the Board 1) approve the lighting plan for the site; and 2) issue a Certificate of
Appropriateness for both the wall sign facing Main Street and the second wall sign facing the patio
subject to the Attorney General's approval of the 312012010 changes to Reading's signage by-laws. NS
seconded and the motion carried 4:0:0.
Public Hearing: Site Plan Review
22 Frank Tanner Drive, Reading Housing Authority
Ms. Lynn White was present for the Reading Housing Authority. Also present was the applicant's
architect, Ms. Nancy Twomey.
JP read the public notice.
Applicant proposed a 540 square foot addition on north side of the existing office and community
building. The addition would be used for needed office and file storage space. Also pedestrian traffic
flow would be improved.
DT asked what had happened to the large, mature tree that photos show used to stand where the addition
is proposed. Ms. Twomey said it had become diseased and was removed.
The Town Planner had no issues with the addition. There was a question regarding parking but further
review determined there would be adequate spaces for the increase in building area. A draft decision had
been prepared.
There were no comments from the public.
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CPDC Minutes of 8/23/2010
DT moved the Board close the public hearing. NS seconded and the motion was carried 4:0:0.
The Chair asked that a copy of the draft be given to the applicant for review. Ms. White and Ms.
Twomey reviewed the draft and informed the Board they had no issues with it.
DT moved the Board approve the site plan review decision for 22 Frank Tanner Drive as drafted on
812312010 and amended tonight to insert the correct date under Item #2 of the Findings.
NS seconded and the motion was carried 4:0:0.
Public Hearing: Site Plan Review and Special Permit
80-100 Main Street, Calareso's Farm Stand
Applicant proposes to demolish the existing buildings at 80-100 Main & 370 South Streets to construct a
new retail building and attached greenhouse. In addition to site plan approval, the applicant requests of
the CPDC special permits for open storage and for development of the Planned Unit Development -
Business (PUD-B) Overlay Zoning District.
The owner, Mr. Joseph Calareso, was present with his attorney, Mr. Brad Latham, and his engineer, Mr.
Bill Bergeron.
The thrust of the applicant's case was that this development is similar in many respects to a project
approved for the site in 2007 but never built. It would use the same drainage solution for the roof and
surface runoff issues (i.e detention pond in rear); it would access Main Street the same way (two one-
way lanes - enter and exit - at the north end of the site); and it would cover roughly the same footprint.
µ Major items new with this project include: use of a graveled area beyond the paved parking lot as an
overflow parking area during peak business times (e.g. Christmas, Mother's Day); three loading docks at
the north side and a forth at the south side of the site; a greenhouse. The applicant also noted that the
project would not generate as much traffic as the 2007 project.
A Design Review Team (DRT) meeting between the applicant and town staff had been held on July 21,
2010 to discuss the original plans. The applicant made several changes based on comments at that
meeting which were reflected in the current plans.
NS suggested the canopy running the length of the building along Main Street be continued on the north
side to cover the loading docks there. This also raised the question of providing adequate screening for
both the dumpsters and mechanicals.
The Board questioned the architectural rendering which showed a gate across the driveway. Mr. Latham
assured the Board there would not be a gate across the driveway.
NS expressed concern the parking-lot light poles would be too tall. He noted that the adjacent properties
on the north side are at a lower elevation and suggested the applicant provide a privacy fence there. In
the ensuing discussion the Board learned that Mr. Calareso had already discussed the issue of fencing
with neighbors on all sides of the property and that screening issues would be addressed. The Town
Planner noted that the applicant would have to supply details on the variety of fencing proposed.
Mr. DiMambro, speaking for his nephew who lives at 5 Milepost Road, questioned if the proposed
drainage, including the detention pond, was adequate to the site's needs. He was chiefly concerned with
runoff moving too fast to be captured by the system and flowing past it into his and his neighbors'
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CPDC Minutes of 8/23/2010
properties. He told the Board that his and other properties on Milepost Road flood often. Mr. Bergeron .
went into some detail to explain how the drainage system would address the site's runoff issues
Ms. Lori Doughty of 348 South Street asked what was to become of the stairs and break in the stone
wall along South Street. The applicant said the break would be blocked off and the stairs removed.
Ms. Joan Neary of 355 South Street expressed concern over customers parking on South Street. The
consensus of the Board was that with pedestrian access from South Street eliminated it was doubtful
anyone would park on South to visit the site given the distance they would have to walk to and - with
plants from the site. The Town Engineer noted that such issues fall under the Board of Selectmen's
jurisdiction.
Mr. Neal Roberts of 102 Main Street asked that the applicant be instructed not to remove the larger trees
on the site. The Town Planner agreed and noted that the applicant would have to indicate on the plans
which trees would be removed and which would stay.
Mr.'John Martinello of 11 Milepost Road asked about the silt fence shown on the plans directly behind
the north side of the detention pond. Mr. Bergeron said it would be a temporary fence.
The Chair asked for more details on the site's effect on traffic. He noted the Board should not rely on the
now three-year-old traffic study when conditions have changed and the Police Chief has questioned if
the proposed two-lane access is adequate.
The consensus of the Board was it required more information before it could render its decision and that
the public hearing should be continued to 9/13/2010. The Board requested the applicant and/or town
staff provide it with the following before that date.
• A traffic study based on current conditions which would answer if a third lane (a dedicated left had
exit lane) would be necessary.
• The Town Engineer's review.
• Details on whether or not a waiver from loading space would be necessary.
• Details on screening the dumpsters, loading docks, and mechanicals.
• Details on the variety of fencing proposed along the property lines.
• Details on the trees to be removed.
• New plans incorporating the above where appropriate, showing all necessary dimensions, and
providing better notes.
DT moved the Board continue the public hearing of the Site Plan Review and request for Special
Permits for work at 80-100 Main Street. until 911312010 at 7:30 PM. NS seconded and the motion
carried 4:0:0.
DT noted that there would be no additional notice.
Public Hearing: Site Plan Review (continued)
30 Haven Street, Oaktree Development
Applicant proposes redeveloping the site of the former Atlantic Supermarket under the Downtown
Smart Growth Zoning District zoning. Plans call for an underground parking garage, a ground floor of
commercial units, and three upper floors of residential units.
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CPDC Minutes of 8/23/2010
Appearing for Oaktree Development was Mr. Phil Terzias, Ms. Gwen Noyes, and Mr. Imad Zrein.
Ms. Noyes expressed the hope to have everything addressed in time for the Board to render its decision
on 9/13/2010. She noted a number of issues still needed to be resolved including parking, the path of the
drainage pipe under the building and if said pipe was still in use, and financing.
A spreadsheet listing outstanding issues had been prepared and distributed prior to the meeting. The
Board proceeded to review it. After reviewing it, the Board determined there are three major issues that
must be resolved before the Board could consider approving the site plan with conditions.: 1) visitor
parking, 2) Stormwater issues (including determining the location of the pipe that goes under the
building and if it is still operational), and 3) the use, configuration, and responsibility of maintenance of
Brande Court parking lot.
Regarding the stormwater issue, the Chair noted that the Board cannot approve any use that would
degrade water quality or increase flooding. The applicant informed the Board that a geotechnical study
of the site would be started by the beginning of next week.
The Chair also noted that the Board cannot approve changes to the parking lot. That falls to the
Department of Public Works and the Board of Selectmen.
The applicant expected to have all issues addressed by the 9/13/2010 meeting. NS asked and the Board
agreed that changes to the plan should be submitted electronically.
DT moved the Board continue the public hearing for the site plan review of 30 Haven Street until
9/13/2010 at 8:15 PM. NS seconded and the motion was carried 4:0:0.
Other Business
Amendments to Sign By-laws
The Chair directed the members to submit any comments they might have on changes to the sign by-law
to the Town Planner by 8/30/2010.
DT moved to adjourn. NS seconded and the motion was carried 4:0:0.
The meeting adjourned at 11:00 p.m.
These minutes were prepared by Michael Schloth and submitted to the CPDC on November 1, 2010;
these minutes were approved as amended by the CPDC on November 1, 2010.
Signed as
Z S
Secretary
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