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HomeMy WebLinkAbout2011-05-23 Community Planning and Development Commission MinutesTown of Read in r E C E I VE-0 g TOU CLERK 16 Lowell Street RL r" 1 G. MASS. Reading, MA 01867-2683 Phone: 781- Fax 781-942-907194M612 2019 JUL 13 9: 4 q Email: jdelios@ci.mading.ma.us L I Community Planning and Development Commission CPDC MINUTES Meeting Dated: May 23, 2011 Location: Selectmen's Meeting Room Time: 7:30 PM Members Present: John Weston (JW), Chairman; Paul Bolger (PB), Secretary; David Tuttle (DT); and Charles Adams (CA). Members Absent: Nicholas Safina (NS) Also Present: Jean Delios, Town Planner; George Zambouras, Town Engineer; Abigail McCabe, Staff Planner; and Michael Schloth, Recording Secretary. Adele Blunt, 22 Linden Street Ralph Blunt, 22 Linden Street Joseph Calareso, 80 -100 Main Street Mac Cerullo, 29 Perkins Avenue Susan Coppola, 100 Woburn Street Ethan Davis, EIT, Dana F. Perkins, Inc, 1049 East Street, Tewksbury, MA Geoff Engler, SEB, LLC; 165 Chestnut Hill Ave. #2, Brighton, MA Brian Engler, SEB LLC; 165 Chestnut Hill Ave. #2, Brighton, MA Karen German, 12 Linden Street Philip Gregorio, 36 Gould Street Donna Gregorio, 36 Gould Street Peter Grimm, 12 Estate Lane Jeff Hirsch, Urban Spaces, LLC; 10 McTernan Street, Cambridge, MA Stephen E. Kasper, owner 57-59 High Street Dennis LaCroix, 74 Fairchild Drive Brad Latham, Latham Law Offices, LLC; 643 Main Street Chris Latham, Latham Law Offices, LLC; 643 Main Street John Magee, Magee Construction, Inc., Arlington, MA Jack Magee, Magee Construction, Inc., Arlington, MA Philip Maher, 72 Woburn Street Priscilla Maher, 72 Woburn Street Jack McQuilkin, Engineer, JM Associates, North Reading Cindy Noret, 15 Chute Street Paul Ognibene, Urban Spaces, LLC; 10 McTernan Street, Cambridge, MA Bernard Paquin, F.E., Dana F. Perkins, Inc, 1049 East Street, Tewksbury, MA Amy Tangorra, owner 57-59 High Street Mr. Phil Terzis, Oaktree Development, 129 Mt. Auburn Street, Cambridge, MA Edward Tierney, 45 Nevin Road, Weymouth, MA There being a quorum the Chair called the meeting to order at 7:37 PM. Page 1 of 7 CPDC Minutes of 5/23/2011 Bond Request 175 Franklin Street, Sailor Tom's Way Subdivision Representing the original owner was attorney Chris Latham. Present for both the original owner and the new owners was engineer Jack McQuilken. The new owners, John and Jack Magee, were also present. The Town Planner reported that the not-yet-finished subdivision is being sold and to -complete the financing the new owner needs to know what bond amount the town would require. She also reported that a rough draft of a tripartite agreement had been received late last week and Town Counsel had commented that the agreement's language could use some tightening and therefore the Town Planner suggested putting off the signing of the agreement until a later date. Also, she noted that the new owners propose modifications to the originally approved subdivision plan. The CPDC agreed that the tripartite agreement and/or any modifications to the originally approved subdivision plan should be dealt with at a future meeting. It also agreed the matter of the bond could be decided tonight. Regarding the Bond, the Town Engineer reported he was confident the amount the Engineering Department proposed ($270,781.50) would be sufficient to cover all major items and probably any unforeseen expenses. DT moved the CPDC approve the Engineering Department's Bond Estimate of $270, 781.50 for the, Sailor Tom's Way Subdivision. CA seconded and the motion carried 3:0:0. Public Hearing: Site Plan Review 292 Grove Street, Meadow Brook Golf Club Present for Meadowbrook were: Peter Grimm, Dennis LaCroix. (Legal Counsel), Bob Morelli (General Manager), Matt Cummings (Greens Supervisor), and Engineer Bernie Paquin of Dana F. Perkins, Inc. The Chair opened the hearing and PB read the public notice. PB recused himself because he is a member of the Meadow Brook Golf Club. The applicant proposed to construct -4000 sq. ft. building to house fuel tanks; chemical storage tanks; mechanical lift; and a washing area with a wash-water (bio-remediation) treatment system. It will replace an existing nearby 50 year old building which will not be razed but used as a garage in the future. An additional minor project was proposed: a portion of the pool's apron would be extended 5 feet and the fence on that side would be replaced. Engineer Bernie Paquin described the work in some detail. • Wetlands are in the area and had been flagged and delineated during prior reviews of earlier construction projects. He expects the Conservation Commission will accept these wetland boundaries and buffers zones as marked on the existing site plans. • All drainage and stormwater regulations will be met. • A 32-inch high retaining wall will be built off the rear of the new building. This will create a slope that the applicant intends to plant with grass. No new pavement is proposed. The existing gravel drive will be kept as-is. • All displaced soil will be used elsewhere on the golf course. Page 2 of 7 CPDC Minutes of 5/23/2011 Mr. Grimm, a member of the club, made a brief presentation (short slideshow) during which he noted that the original building can no longer adequately protect and support the golf course's maintenance equipment. He also noted that the wash-water treatment system (the Waste2Water system) is one used by many other country clubs. He also pointed out that both buildings are not visible from Grove Street because they are located at the bottom of a slope. Mr. Paquin reported that last week he had received a letter from Conservation Commission detailing its concerns with the project. He told the CPDC that he believes the Conservation Commission's issues have been addressed by the submitted plan and that he had stated so in a reply to the Conservation; Commission (which he presented to the CPDC. The Town Planner expressed concern that the .Conservation Commission may not accept the prior wetland delineation. Town Engineer commented that the applicant should post a bond to cover the cost of drawing up an as- built plan when the work is completed. He noted that the drainage system as designed meets regulations and although there are still some minor issues to be addressed there is nothing that should hold up the project. His main concern was that the slope created by the retaining wall would be too steep to prevent erosion. He noted that this was also a concern of the Conservation Administrator and that they both suggested that rip-rap be substituted for the grass-seeded slope. DT cautioned the applicant that any work in the old building would trigger a response from the Conservation Commission because the old building is in the wetland buffer. The CPDC noted that some fairly large trees would have to be cut down. Mr. Paquin said they have tried to minimize the number lost. The Chair commended the applicant on the quality of their submission packet: plans, elevations, and documents. The Town Planner noted that the new building looks very plain and suggested that appropriate landscaping be added. The Chair asked for public comment. There was none. The consensus of the CPDC was that the project looks good but the applicant needs to come back with revised plans that address the Town Engineer's and Conservation Administrator's concerns for the slope created by the retaining wall. The CPDC also expects the changes to the pool's fence and apron to be better detailed and described in the plans. DT moved the CPDC continue the public hearing until the June 6, 2011 at 8:30pm. CA seconded and the motion passed 3:0:1 with PB abstaining. DT reminded the public that no additional notice would be sent to abutters. Someone from Meadowbrook staff asked the CPDC if they could get started on the pool's fence and apron because June 6 would be past the date for the planned opening of the pool. Noting that the Board of Health is the regulating authority for public/semi-public pools and that the building inspector would require the work to conform to the building code, the CPDC agreed it could disregard the maintenance work proposed to repair the pool's fence and expand the pool's apron. Page 3 of 7 CPDC Minutes of 5/23/2011 Request for a Waiver from Site Plan Review 57-50 High Street, Galaxy Contracting, Inc and Our House, LLC The applicants, Stephen E. Kasper and Amy Tangorra, were present. The applicants propose some interior changes to convert existing offices into a showroom to display interior designs for homes. The changes are just over the 1000 square foot threshold that triggers site plan reviews but the primary reason the plans are before the CPDC is because what the applicants propose is a change of use: from office use to retail use. Deliveries would be made through the double-doors (to be constructed) opening on the side driveway. The CPDC noted that a condition restricting delivery times would be added given the close proximity to residential homes. The windows would be clear glass although curtains or a similar window treatment may be added. The Town. Planner suggested the building's curb-appeal should be improved through the use of window boxes, etc... The applicants were amenable to this suggestion and added that their intention was to make the property as up-scale as possible as it would reflect well on the services they will provide. Ms. Susan Coppola, a direct abutter at 100 Woburn Street, expressed two concerns: The trash should be removed regularly, and she would prefer some kind of security lighting on a motion detector at the rear of the building. The applicants assured the CPDC that any trash would be picked up and the area well maintained. They were also amenable to some kind of security lighting. DT moved the CPDC determine that the proposed changes to S7 59 High Street qualify for a waiver from site plan review. PB seconded and the motion carried 4.0.0. DT moved the CPDC approve the request for a waiver from site plan review with the following conditions. • Exterior signage and lighting (with the exception of an exterior motion-triggered security light) is not included in this approval • There will be no dumpster on the site. • . The windows must be clear and transparent and maintained that way: • Deliveries will not be made before 7.00 AM or after 8.00 PM. PB seconded and the motion carried 4:0:0. Request for a Minor Modification to a Site Plan Review Decision 80-100 Main Street and 370 South Street, Calareso Is Farm Stand The owner, Joseph Calareso, was present and represented by Attorney Brad Latham. The applicant requested the following work be considered a minor modification and approved as such. • reduction of the size of the basement; • reduction of the number of parking spaces by one; • reduction of the size (width) of the southern loading dock. Mr. Latham provided details. The basement is being reduced in size because the extra storage area is not needed. The loading dock is to be narrowed from 20 feet to 16 feet and will be moved away from Main Street another 5 feet. To make these changes fit the originally proposed footprint, the greenhouse's dimensions would be changed in proportion: its length increased to 144 feet from 140 feet; its width reduced to 108. feet from. 111 feet. The applicant noted that the 4 foot increase in the greenhouse's length Page 4 of 7 CPDC Minutes of 5/23/2011 would be accounted for in the 4 foot reduction in the width of the southern loading dock. The 3 foot decrease in the greenhouse's width would create a jog along the rear (west) wall (i.e. the wall along Main Street would not change). The Chair asked for comments from the public. There were none. DT moved the CPDC determine that the proposed changes qualify as a minor modification to the plans approved in the site plan review decision for 80-100 Main and 370 South Street PB seconded and the motion carried 3:0.1. CA abstained. DT moved the CPDC approve the minor modification to the site plan review decision for 80-100 Main and 370 South Street with the following condition. Updated plans will be submitted showing: 1) the new dimensions; 2) that the front elevation will not change, and 3) the building will hold the same line on Manz Street as shown in the original plans. PB seconded and the motion carried 3:0:1. CA abstained Review of Compliance with Conditions and a Request for a Minor Modification to a Site Plan Review Decision 30 Haven Street, Oaktree Development Present for Oaktree were Jeff Hirsch, Paul Ognibene, Phil Terzis. CA read a conflict of interest statement in which he acknowledged that over ten years ago he had worked with Gwen Noyes and Art Klipfel, an officer of Oaktree Development. He stated that he believes this relationship no longer presents a conflict of interest. A copy of this statement has been filed with the Town Clerk and presented to the Board of Selectmen. Oaktree was before the CPDC: 1) to present its response to the checklist prepared by the Town Planner listing sixteen items to be completed to fulfill the conditions of the 30 Haven Street site plan review decision of 9/13/2010;2) to request a modification to the site plan review decision allowing the Town of Reading to issue building permits for the project prior to the Department of Housing and Community Development's (DHCD) and CPDC's approval of the project's affordable housing documents; 3) to have the affordable housing lottery agent selected for this project answer any'questions about DHCD procedures, the regulatory documents, and the lottery and marketing plan for the affordable units. The Town Planner reported that Mr. Hirsch has submitted a memo (dated 5/23/2011) which describes the status of each of the sixteen items of her checklist. She emphasized that the items concerning the DHCD approval of the affordable units are of great importance to the town and therefore Oaktree's request for permits should be conditioned on Oaktree's ability to provide assurance from the DHCD that issuance of a demolition and especially of a foundation-construction permit would not adversely affect DHCD's review of the project. Mr. Ognibene said, that Oaktree was requesting a modification to the site plan review decision to allow the issuance of both a demolition and a foundation-only permit as permits separate from standard building permits. He noted the intent is to make sure a distinction is made between foundation- constriction permits and building permits so that the letter of the DHCD's requirements is met. He further added that a representative of the DHCD (Mr. Bill Reyelt) had said he would not consider a permit for a foundation to be a building permit. Page 5 of 7 CPDC Minutes of 5/23/2011 The Chair asked if the DHCD had communicated to the town that it had no issue with making a distinction between a foundation-only permit and a building permit. The Town Planner said the DHCD had. Geoff and Brian Engler described their experience in working with the DHCD on similar projects. They also described the marketing plan for the affordable units and what the DHCD typically looks for in such plans. In general, they see no inconsistencies between what had been submitted to the DHCD and what the DHCD expects. They did note that the DHCD is looking for more details to be added to the marketing plan to provide more interest in the project. They expect the DHCD's approval in the immediate future. The Chair asked the Town Engineer if he had any concerns with Oaktree proceeding with construction of the foundation. The Town Engineer replied there were still some minor issues with drainage and stormwater plans but he noted that even if Oaktree needed to add a supplemental drain it could be added with the foundation in place. The Town Engineer suggested the CPDC require Oaktree to post a minimum bond of $178,000.00 to-cover the work. Mr. Hirsch said Oaktree was in the process of obtaining this bond. The discussion turned to the use of Brande Court as a staging area during demolition and construction. The Town Planner noted that Oaktree would be meeting with the Board of Selectmen tomorrow night to discuss what area would be fenced off during demolition and construction. The Chair noted that the project's landscaping plan still does not specify who would be responsible for maintenance of the parking area nor does it provide details of the planting beds in the parking lot. PB asked if the project's financing was in place. Mr. Ognibene replied that the Board'of Selectmen will also be deciding on Oaktree's request for a $400,000.00 grant tomorrow night. Ms. Karen German of 12 Linden Street expressed concern with ongoing flooding in Brande Court especially in the area (northeast corner) directly abutting and spilling into her property. She suggested that an old catch basin in the area may be clogged. She also requested that the same area be adequately illuminated. The Town Engineer said he would investigate the drainage system in the area. Mr. Terzis said new light poles will be added to the parking lot. . The Town Planner emphasized that there is still a fair amount of risk that the DHCD's approval could be delayed. The Chair expressed concern that if the demolition alone is granted and the project stalls Reading could be left staring at a hole in the ground. DT noted that it would be safer to have the foundation in place rather than only a hole. `The Chair was not convinced the town should have to incur any risk at all and asked for more checkpoints in the process. Mr. Ognibene said it was important that the demolition and foundation-only permits be issued together and suggested that the permits'be conditioned such that if a building permit is not issued within sixty days of the issuance of the foundation permit then Oaktree would have to secure the site in whatever fashion the town determines. The CPDC asked about the use of explosives, what steps had been taken to secure parking for workers, rodent control, and asbestos control. Oaktree replied: no explosives would be used during the demolition. Rodent control would be in place and ongoing through out the demolition and construction. Construction workers would park in 19 parking spaces reserved on the other side of the railroad tracks. More workers will be put to work as the project proceeds but by that time the underground garage should be finished. Asbestos has been checked for twice and some was found in a portion of the roof- flashing. Abatement of this asbestos will start this Wednesday and will require 3 to 4 days to complete. Page 6 of 7 CPDC Minutes of 5/23/2011 DT moved the CPDC determine that a change to the 911312010 site plan review decision for 30 Haven Street allowing approval of both a demolition permit and a foundation-construction permit prior to the DHCD Is approval of an Affrmadve Fair Housing Marketing Plan is eligible to. be considered a minor modification. Furthermore, the conditions sited as required prior to issuance of building permits shall not be applicable to either the demolition permit or the foundation-construction permit. PB seconded and the motion carried 3:0.1. CA abstained DT moved the CPDC approve the minor modification to the 911312010 site plan review decision for 30 Haven Street. PB seconded and the motion carried 3:0.1. CA abstained DT moved the CPDC require Oaktree Development to post a bond of $178,000.00 as a contingency for unexpected difficulties during demolition and construction work at 30 Haven Street. PB seconded and the motion carried 3:0:1. CA abstained. Updates The Economic Development Committee's Signage and Streetscape program is in full swing. Banners have been hung and flowers will be also soon. The Town Planner suggested the CPDC and EDC plan a joint meeting in the near future to discuss status of signage and the application of a grant for storefront improvements. The EDC will sponsor an economic summit in June. The Light Department intends to demolish the building on Ash Street which used to house RCTV. Interest in the M.F. Charles building project has renewed. The Town Planner had met with the bank officer in charge of the project and site plan review application will be forthcoming. The Chair noted that the CPDC should schedule time to discuss what it should be asking applicants for in different cases especially with reference to the new minor site plan requirements. PB moved to'adjourn: DT seconded and the motion carried 4:0: 0. The meeting adjourned at 11:30 PM. These minutes were prepared by Michael Schloth and submitted to the CPDC on 06/16/2011 these minutes were approved as amended by the CPDC on 06/20/2011 Signed as Secretary Page 7 of 7