HomeMy WebLinkAbout2010-10-04 Community Planning and Development Commission MinutesCPDC MINUTES
Town of Reading r~.ECEVVEQ
T,-)WtA CLERK
16 Lowell Street g,E r ~JIHIG, MASS.
Reading, MA 01867-2683
Phone: 781-942-6612 t~~ : ~ 12+ ~j
Fax: 781-942-9071 1 !
Email: jdeli6s@ci.reading.ma.us
Community Planning and Development Commission
Meeting Dated: October 4, 2010
Location: Selectmen's Meeting Room Time: :7:30 PM
Members Present: John Weston (JW), Chairman; Joseph Patterson (JP), Secretary; David Tuttle (DT);
Nicholas Safina (NS); and Paul Bolger (PB).
Also Present: Jean Delios (JD), Town Planner; George Zambouras.(GZ), Town Engineer; Abigail
McCabe (AM), Staff Planner; and Michael Schloth (MS), Recording Secretary.
Ms Virginia Adams, Historical Commissioxi. ,
Mr. Bill Bergeron, Hayes Engineering, Wakefield, MA
Ms. Tina Brzezeinski, 60 Terrace Park
Joe Calareso, 28C Carnation Circle
Mr.. Justin Calareso, 24 Lilah Lane
Mr. Dick Curtis, 15 Holly Road
Mr. Mark Dickinson, President, Dickinson Development Corp.
Ms. Lori Doughty, 348 South Street
Ms. Ann Jack, 51 Walnut Street
Mr. Kevin Jack, 51 Walnut Street
Attorney Brad Latham of Latham Law Offices, LLC, 643 Main Street'
Mr. Shane Morrison, VP of Pilote Constructionn, 585 Indian Head Street, Hanson, MA
Attorney Julie Palmaccio, Cushing & Dolan, P.C.
Ms. Michelle Williams Economic Development Committee (EDC)
There being a quorum the Chair called the meeting to order at 7:42 PM.
Public Hearing: Scenic Road
51 Walnut Street
The owners of 51 Walnut Street, Kevin and Ann Jack, were present to request permission from the
Board under Section 5.8 Scenic Roads of the General By-laws to repair an existing stone wall and add
landscaping and a new driveway.
The Board had no issues with the Jacks' request. Neighbor Dick Curtis of 15 Holly Road expressed, his
support for the Jacks' proposal. Virginia Adams, speaking for the Historical Commission, did not see
any adverse impact in the Jacks' proposal.
The Chair noted comments from the Town Engineer's memo dated 10/4/2010 state that the proposed
driveway would have to conform to the town's standards, that the wall would have to be repaired such
that it looked.as close as possible to what it looks like today, and that any trees to be removed in the
public right-of-way would first have to be reviewed by the town's Tree Warden.
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CPDC Minutes of 10/04/2010
A draft decision had been prepared. The consensus of the Board was to approve the proposed work
conditioned on addressing the Town Engineer's comments.
DT moved the Board 'close the public hearing. JP seconded and the motion was carried 5:0:0.
JP moved the Board approve the work to be done at 51 Walnut Street on the condition that the
applicant addresses the concerns expressed by the Town. Engineer in his memo dated 101412010.
DT seconded and the motion was carried `5:0:0.
Public Hearing: for Definitive PUD Special Permit & Final Site Plan Review
80-100 Main Street &.370 South Street, Calareso's Farm Stand
6.2 Siguage
The owner, Mr. Joseph Calareso, was present with his attorney, Mr. Brad Latham, and his engineer, Mr.
Bill Bergeron.
JP read the public notice.
Mr. Latham noted that a new application for the definitive plan and revised plans (as of 9/17/2010) had
been submitted and that Mr. Bergeron had met with the Town Engineer regarding the latter's concerns
over the site's drainage. Mr. Bergeron summarized the major changes. Most were modifications to'the
drainage which were made to address the Town Engineer's concerns. In addition, Mr. Bergeron noted
that there would be one exit and Mass Highway has re-issued the curb-cut permit for a single exit which
had been originally issued for the project proposed in 2007. Other items: an abutter had asked the fence
on the south boundary be raised to six feet. The lighting report concerning the luminal distribution for
the lower parking-lot lights (18 ft. tall) had been completed and submitted. To reduce glare, they are
willing to accept as a condition the use of frosted glass where necessary.
The Chair asked the applicant if they had reviewed the memo from the Conservation Commission dated
9/23/2010. Mr. Latham said they had. Mr. Bergeron proceeded to respond to the memo's concerns in
some detail. The Town Engineer stated he was satisfied the drainage system would work as designed.
The Chair asked if there were any comments from the .public: There were none.
The Chair noted and the Board agreed that the following items.should be added to the decision:
1. The height of the fence along the south boundary is. to be six feet.
2. The revised lighting plan including the addition of semi-transparent, frosted-glass lenses for the
light poles must be reviewed and approved by the Town Engineer.
3. Pedestrian access must be provided from the site to the sidewalk along Main Street.
NS moved the Board close the public hearing. JP seconded and the motion carried 5:0:0.
The Staff Planner noted that a draft decision had been prepared. Mr. Latham commented on the draft .
decision stating that it should note that the buffer dimensions are shown on the plans. Also, he asked the
Board to strike the language in Condition ##6: Landscaping requiring the applicant to contract the
services of professional landscapers since that is the applicant's profession. The Board agreed.
Page 2 of 4
'l CPDC Minutes of 10/04/2010
NS moved the Board approve the Site Plan Review decision and Special Permit PVD for 80- 100
Main Street and 370 South Street as amended. DT seconded and the motion carried 5:0:0
Request for Waiver from Site Plan Review
40 Walkers Brook Drive (formerly Linens "N Things), Golf Town
Appearing for Golf Town was Mr. Shane Morrison. Also present and representing Dickinson
Development was Mr. Marls Dickinson.
The applicant is requesting a waiver under zoning by-law sections 4.3.3.12.1 "a" and "b": the proposed
alterations will not have an adverse act on the area and the use category is not changing (i.e. it will
remain retail). The plan: move the bathrooms to the rear of the building; move the entrance vestibule to
the center of the front faeade; remove red tiles on exterior fagade and replace with EIFS (Exterior
Insulation Finishing System) panels. A wall sign would be hung on the new fagade. The applicant was
not submitting a plan for the wall sign tonight. The signage plan would be submitted to the Board at a
future meeting.
The Board expressed concern that the plan calls for too many bollards along the front of the building.-
Mr. Morrison assured the Board the number of bollards could be reduced -and rearranged in symmetrical
pattern that did not block pedestrian including the handicapped access.
DT moved the Board determine that the proposed work at 40 Walkers Brook Drive qualifies for a
waiver from site plan review. NS seconded and the motion carried 5:0:0.
DT moved the Board approve the application for a waiver from site plan review for Golf Town at 40
Walkers Brook Drive with the condition that neither the signage nor the bollards are included in this
approval and the applicant will return with final plans of each for review by this Board. JP seconded
dud the motion carried 5.0:0.
Bond Release & Street Acceptance
Kylie Drive Subdivision
Attorney Julie Palmaccio appeared for the applicant. She was before the Board to request both its
approval of the release of the $27,000.00 bond and its recommendation to the Board of Selectmen to
accept.Kylie Drive as a public way.
The Town Engineer had no issues with either request.
DT moved the Board approve the release of the bond for Kylie Drive Subdivision. JP seconded and
the motion carried 5:0:0.
DT moved the Board recommend to the Board of Selectmen that Kylie Drive be accepted as a public
way. JP seconded and the motion carried 5:0.0.
Street Acceptance
Benjamin Lane Subdivision
The Town Engineer reported that the subdivision is complete and asked that the Board recommend
acceptanceof the street to the Board of Selectmen. He added that a $1000.00 bond is still being held to
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CPDC Minutes of 10/04/2010
.nsure payment of documentation fees but the balance would be returned after Town Meeting votes to
accept the street.
NS moved the Board recommend to the Board of Selectmen that Benjamin Lane be accepted as a
public way. DT seconded and the motion carried 5:0:0.
Other Business:
Approval of Minutes
The Town Planner suggested postponing approval of the minutes until next meeting. The Board agreed.
Updates
Grumpy Doyles pub and Sammy Jo's bakery have both opened for business. A Design Review Team
(DRT) meeting has been scheduled to discuss a developer's plans for the Addison-Wesley. site.
The public hearing for the proposed zoning changes is scheduled for the next meeting (10/18).
DT moved to adjourn. JP seconded and the motion carried 5:0:0.
The meeting adjourned at 9:30 PM.
These minutes were prepared by Michael Schloth and submitted to the CPDC on November 29, 2010;
these minutes were approved as amended by the CPDC on November 29, 2010.
Signed as approved,
John ~ston, Chairman Date
Page 4 of 4
Documents Reviewed:
• S.1te•Development Plans entitled Calareso's Farmstand & Garden Center, 80-100 Main
Street - dated September 17, 2010 prepared by Hayes Engineering, Inc. sheets 1-12; SL
1,L-1,SK 1 and SK 2.
• Mitigative Drainage.Analysis -,dated August 20, 2010 with revision date p. f September 9, 2010,
prepared by Hayes Engineering, inc. .
• MassDOT permit letter from District Engineer Patricia A. Leavenworth, P.E. dated September
14.2010.
Below please find the Engineering Divisions comments on the Definite Site Plan submittal for
Calareso's Farmstand located at 80-100 Main Street:
All comments identified in my memo dated September 13; 2010 have been satisfactorily addressed
except for the following items:
Lighting spill at property lines should be reduced. Pole heights should be reduced and all fixtures
shall be furnished with full cut off luminaries to reduce glare to abutting residential properties.
o Not addressed, pole heights remain at 20 feet.
• Parking lights should be turned off 'l2 hour after closing.
o This item should be addressed in the decision as determined by the Commission.
I recommend the following items should be referenced in the decision.
• Engineering designs shall be submitted for all retaining walls prior to start of construction.
All water services and connections shall be in accordance with Towni of Reading Water
Department. (this will provide review of a planned change In the connection than what is indicated
on the drawings)
• All site work shall be inspected by the Engineering Division. The ApplicantlOwner's contractor shall
submit a construction schedule of proposed,work: All inspections shall be scheduled 24 hours in
advance.
0 Page 1
• An approved site as-built shall be submitted to the Engineering Division within 60 days of certificate
of occupancy. The as-built shall be submitted in mylar and electronic ACAD format.'
• Prior to the granting of a certificate of occupancy the Applicant\Owner shall fumish a $5000 bond
which shall be returned upon receipt of an ap rp oved.site as-built.
• A stormwater Operation and Maintenance Plan shall be submitted for review, and approval by the
Engineering Division prior to the start of construction. The Plan shall be developed for construction
and. post construction procedures.
• The project may require and EPA SWPPP, if one is required a copy of the completed plan shall be
submitted to the Engineering Division.
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Town of Reading 'CONSERVATION COMMISSION
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Reading, MA 01867-2683 fFm.k@ci.reading.maxs
MEMORANDUM
To: Community Planning and Development Commission
From: Conservation Commission
Date: September'23, 2010'
Re: Definitive Plan Application for PTJD-B Special Permit, Site Plan Review, and Open Storage
Special Permit, 80-100 Main Street and 370 South Street
The Conservation Commission has received and reviewed the following documents since our last
meeting on September 8, 2010:
d Memo from George Zambouras to Jean Delios, Abby McCabe, and CPDC dated September
13,2010;'
o Decision on Preliminary-Special Permit and Open Storage Permit issued by CPDC,on.
September 13, 2010;
Definitive Plan application with attachments and cover letter dated September 16,,2010;
• Mitigative Drainage Analysis from Hayes Engineering dated August 20, 2010, revised
September 1.6, 2010; and
o. Sixteen-sheet site'plan. entitled "Final Plan Set, Calareso's Farmstand & Garden Center,
#80-100 Main. Street" dated September 17, 2010, by, Hayes Engineering.
We appreciate that the preliminary plan decision incorporates conditions that address concerns
raised by the Conservation Commission during that review. We also appreciate the additional
information'that has been provided and the revisions that have been made in these definitive plan _
submittals to further address these concerns. Please accept the following comments for the public,
hearing on October 4, 2010. 1
Detention Basin - The summary charts on pages 3 and 4 of the document show that the peak rate of
runoff (cfs) will be reduced by the proposed system. However, they also show that the total
volume of runoff (AF) will be increased in every size of storm evaluated. The result could be an
increase in the 100-year flood elevation of the receiving wetland located south of Old Farm road
and west of Haystack Road. If the clay liner were eliminated, the drainage basin would infiltrate a
significant portion of the storm volume, reducing the risk of downstream flooding.. On-site
infiltration would also help maintain groundwater elevations during dry periods to sustain the trees
and other plants on site. Raisingthe elevation of the lowest outlet in the OCS by about 6 inches
would also assure that a IM'nTmum volume of water would be retained in the basin and infiltrated on
site.
Roof Infiltration Chambers - The analysis of flow through the infiltration chambers (Pond B2) in
the proposed condition indicates that, even in the 2-year storm, the proposed chambers would not
provide adequate storage volume and infiltration capacity to retain and infiltrate the entire storm
volume. Thus, a significant portion of the roof runoff will.pass through the. chambers and into the
detention basin and the downstream wetland/floodplain. Larger chambers and/or a larger number
of chambers could be provided to retain and infiltrate at least the smaller storm volumes within the
infiltration system. Also, the design engineer has not- provided any soils test data for the infiltration .
area. The MRCS Soil Survey report characterizes the site as "urban land" which means the native
soils have been altered, filled, and graded iii the past. A soils test should be conducted as soon as
possible to determine the present water table elevation, soil texture and infiltration rate, and to
identify whether there are any unsuitable-or obstructive layers such as -bedrock or. clay or landfill
thatshould be removed.
.Landscaped Islands inTarking Lot - Rain gardens were proposed for these island in the
preliminary plan, but are not included on the definitive plan. Rain gardens would help to infiltrate
runoff from the parking lot, would filter out pollutants, and would provide water for the trees and
other vegetation to be planted in the islands. The soils should be evaluated to determine whether
they will support the standard rain garden design, or perhaps the tree well design, described in the
DEP Stormwater Management Handbook.
Driveway to overflow parking area - The plans do not show a well-defined.benn at the
Southwestern corner of the paved parking lot that would prevent parking lot runoff from flowing
into- the gravel parking area. An alternative to a berm would be a trench drain across the gap. The
plan should be revised to prevent parking lot runoff from.bypassing the intended route through the
catch basins and storm.eeptor unit, where water quality treatment takes place.
Gradin - The top of the proposed berm along the western side of the detention basin has been'
raised to 159' to prevent overflow during major storms. The existing 159' contour is not. shown on
the plan, and it is difficult to confirm that the western end of the proposed 159' contour extends
around the OCS to meet existing grade. The eastern end of the 159' contour ends below the
existing 158' contour, and should be extended up to 159'. The proposed 158'. contour along the
western side of the level spreader joins the 158' contour at its southern end, but then crosses the
existing 160' and 162' contours as it extends 'northward to join with the basin. berm at the OCS.
This will leave a vertical cutup to 4 feet high that needs to be resolved with a retaining wall or a
graded slope, surfaced with rip-rap or vegetation.
The proposed detention basin side slopes and-the slope at 370 South Street remain at 2:1, which is
generally considered too steep to stabilize with vegetation and difficult to mow. The slope should
be reduced to 3:1.
It may be necessary to place geotextile fabric under the gravel parking lot and level spreader stones
to prevent scouring of the underlying soils.
Limits of Work, Fencing, Landscaping, and Erosion Controls
All plan sheets should be revised to show the same permanent fence locations. The details
concerning height and materials could be stated only on one or two plan sheets where there is space .
for labels. Fences should not block access to lawns where mowing and snow plowing will occur.
Fences should be at elevations that will provide visual screening for abutting houses, if not
provided by vegetation. Fences should be located to avoid damage to existing trees that are to be
retained.
The temporary erosion control barriers and both temporary and permanent fences in the western
end of the site should be relocated along the limit-of-work lines as shown on Sheet 10. - The forest
plants in the western end of the site outside of the limit-of-work should be preserved. Sheet L-1
only provides retention of a narrow band of vegetatiorl.at the western edge of the site, and appears
to call for replacement of the rest of the forest with grass. The existing condition plan does not
show how many trees and shrubs currently occupy these areas. Existing trees and shrubs provide
screening for abutters, abate noise, provide wildlife habitat, and attenuate stormwater runoff Thus,
the forest should be retained to the maximum extent, possible, and new trees and shrubs should be
added where temporary work is needed.
Existing solid wastes and man-made debris should be removed from the remaining forested areas
01dfoot, as well as from-all construction areas. After cleaning; the forested areas should be
inspected to determine where planting is needed to stabilize the soils, restore the forest plant
community, and provide visual screening. Trees, shrubs, native wildflowers, and ferns should be
considered in addition to native .grasses.
The drain pipes between the OCS and Haystack Road intersect several trees on site and at least one
street tree at Haystack Road. The landscape plan should include replacements for any trees lost
'during installation. The new tree, at Haystack Road. should be located so that it will not block
access to the drainage structures.
Erosion barriers should be set perpendicular to the slopes. Because the site has such a prolonged
slope, it may be necessary to set a series.of barriers or check dams across the slope to break the
force of runoff.
The detention basin should be graded and planted early during construction to allow time for the
plants to become well-established before the'basin receives runoff from the parking lot and roof. A
temporary basin could be provided where the gravel parking lot will:ultimately be installed. The
permanent basin should be protected against sediment from above with an erosion barrier around.°
the upper edge of the. basin.
The contractor should provide a detailed construction sequence and methodology plans, including
locations for stockpiles; dewatering, staging areas, construction trailers and toilets, parking.and
vehicle storage, and timing of installation of drainage systems with respect to the areas they will
drain.
Annual Operation and Maintenance Plan
in accordance with Standards 9 and 10 of the DEP policy, the applicant should submit a long-term
operation and maintenance plan (including snow storage areas and practices), and a prohibition on
illicit discharges.
Existing Monitoring Wells Sheet 2 shows at least 7 existing monitoring wells and states that some
are bedrock wells.. Water levels are also stated, but the date of observation .is not provided, so the .
levels cannot be confirmed as the seasonal high groundwater elevations. The original purpose for
each well is not stated, although monitoring wells are often associated with hazardous. waste
assessment'work. (Please see attached list of hazardous waste release sites on Main Street in
Reading from the DEP website, including releases at 80-100 Main, 85 Main, 110 Main, 107 Main,
and 178 Main.) The plan does not state whether the wells are currently in use, but does state that
the wells are "to be saved if possible". The well identified as MW #11 is located under the
proposed greenhouse. Before excavation begins, the applicant and contractor should review the
hazardous waste release records pertaining to these wells, and construction should be carried out in
a manner that does not expose workers or the public to hazardous materials and that.does not
destroy yells required for on-going monitoring activities..
Pedestrian Safety - The on-site sidewalk in front of the building does not connect to the sidewalk
along Main Street. Fences are proposed (Sheet L-1)• to close the existing gaps in the stonewall
where the present driveways enter the site.- Gates should be provided in these gaps, and the
sidewalks should be extended to the gates, to allow pedestrians to enter the site safely from the
street. Otherwise; they will be forced to walk down the driveway and enter the building'from the
back, or climb over the fences, walls, and open storage displays in front.
The Conservation Administrator is available to meet with design consultants to review these
comments. We would appreciate receiving copies of any revised plans and additional information
that the applicant may submit for review.
Thank you for your consideration of these comments.
cc: 100 Main Street, Reading, LLC, c/o Latham Law Offices, LLC, 643 Main Street,
Reading, MA 01867
Jean Delios
Abby McCabe
George Zarnbouras
Atlantic Tambone Corp., Six KiT ball Lane, Suite 300, Lynnfield, MA 01940