HomeMy WebLinkAbout2008-04-14 Community Planning and Development Commission MinutesTown of Reading
16 Lowell Street
Reading, MA 01867-2683
Phone: 781-942-6612
Fax: 781-942-9071
Email: ckowalski@cixeading.ma.us
Community Planning and Development Commission
CPDC MINUTES
Meeting Dated: April 14, 2008
Location: Selectmen's
Members Present: Brant Ball
(NS), John Weston (JW) anc
TownUall p ` Time: 730 PM
Chairman; David Tuttle-(DT), °S;ecretary; icholas Safina
Also Present: Carol Kowalski (CK), Town Planner; Abigail McCabe (AM), Staff Planner; George
Zambouras(GZ), Town Engineer; and Michael Schloth, Recording Secretary.
Peter Darlow, Darlow Christ Architects, 2326 Mass. Ave, Cambridge, MA
Ken Schroeder, Darlow Christ Architects, 2326 Mass. Ave, Cambridge, MA
Attorney Chris Latham of Latham, Latham & Lamond, P.C., 643 Main Street
Mr. Jack Sullivan, P.E., 22 Mount Vernon Rd., Boxford, MA
Lilly Chen, owner Mandarin Reading
Scott Towne, architect
Mr. Norman Martin, Market Basket, One General Way
There being a quorum the Chair called the meeting to order at 7:35 PM.
Public Comment
There were no comments from the public.
Site Plan Review & Signage Certificate of Appropriateness
296 Salem Street, Mandarin Reading.
Lilly Chen, owner, was present. Also present were the applicant's architects, Peter Darlow and Ken
Schroeder. The applicant's sign maker was also present.
BB opened the public hearing. DT read the legal notice. The applicant intends to convert a three-
season dining area into a dining area that can be used year round. The seat count remains the same.
The square footage remains the same. The only site changes will be landscape changes.
Mr. Darlow noted that the building inspector had expressed concern that the building would not be
far enough set back from the frontage - especially given the overhang of the sunscreen. A surveyor
has shown the building and addition is set back fifteen feet (twelve feet with the sunscreen in place).
Mr. Darlow also noted that the dumpster would be enclosed with fencing that will match existing
fencing.
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CPDC Minutes of 4/14/2008
The Board asked where the employees park. Ms. Chen replied that they park, in designated areas
behind the restaurant near the dumpster and not on Bay State Road.
The sign maker reported that the new sign will be well within the sign area requirements. There was
some question over whether the applicant would be allowed two wall signs. The applicant noted that
if allowed only one, it would be seen from one direction only. He further noted the bylaw does allow
two in Business-B if the signs front different streets. He pointed out that technically, the restaurant
does: Salem Street and Bay State Road. The Town Planner said she had discussed the issue with the
building inspector and they both agree that the applicant should be allowed the two wall signs. She
noted that the sign-area of both combined is much less than what the applicant is entitled to.
However, she directed the applicant to shift the location of the second sign one octagonal panel closer
to Bay State Road to make it more obvious that the two signs in fact each face a different street (note:
the part of the building on which the signs are to be located is octagon-shapped).
The signs would be illuminated externally with high-efficiency, shielded, white, LED lights. The
applicant emphasized that the light's point source would be shielded and would not be seen.
The Town Planner said a draft decision could be ready by the 5/12/2008 meeting. She noted that the
applicant must submit a new set of plans showing the new location of the second sign. The Board
also asked for reduced copies of the colored plans and cutsheets for both the sign's and lamppost's
lights.
.DT moved the Board continue the public hearing to 5/12/2008 at 7:30PM.
NS seconded.
Voted Approved: 5:0:0.
Site Plan Review (Continued)
8 Walkers Brook Drive, Salem 5 Bank
Appearing for Salem Five: Mr. Chris Latham, attorney; Mr. Jack Sullivan, engineer; Mr. Scott
Towne, architect.
BB noted that the public hearing was still open.
The Board said it was still waiting on:
• See GZ concerns below
• Clarification of curbing (asphalt/granite). Mr.Sullivan said had no plans for changes on Lakeview
but the vertical granite curb along the site's frontage would be removed.
• Approval from the Fire Chief regarding the sprinklers. Mr. Sullivan said they would get
something (memo?letter?) from the Fire Chief
Traffic Consultant's explanation of
• Queuing data for both:
• Left-turn into site from Walkers Brook Drive
• Drive-thru lanes on-site (GZ concern long queue blocks exit)
Trip generation data. The data used was collected before Market Basket opened.
Changes to plan (See 4/8/08 memo of Jack Sullivan)
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CPDC Minutes of 4/14/2008
• New lighting plan
• Reduced # of light poles to 4 from 5 (eliminated frnt-side pole)
• Reduced height of all light poles from 22ft to 18 ft
• Increased Infiltration System/Overflow capacity
• Snow to be stored in parking lot spaces #18, #19, & #20
• Condenser pad is now on the ground at the North side of bldg. instead of on roof as originally
planned.
• Parking lot space #5 is to be employee-only parking. This is a compromise with the Town
Engineer regarding his concern the drive-thru queue could interfere with this space.
• The widths of the entrance & exit curbcuts have been reduced. The Town Engineer wanted,
the exit curbcut to create an angle closer to 90 degrees with Walkers Brook.
GZ concerns (only saw changes the previous Thursday)
• Drainage & 100 year storm (water level is within inches of pavement). Jack Sullivan said wants
to avoid raising grade of site [believe this is part of increasing infiltration system/overflow
capacity]
• Ground water depth.
• Exit curbcut needs to be 90degrees to WBD.
• Traffic questions for traffic consultant:
• Could drive-thru queue block exits?
Does timing of intersection traffic-lights need to be changed?
Are traffic counts accurate? (Do they include latest General Way changes (i.e. Market
basket))
Is what the consultant is reporting in agreement with what the Board of Selectmen wanted
for General Way?
Board & Town Planner conditions:
Continue stockade fence along Lakeview Ave side & step-it down near intersection to avoid
blocking sight-line. Also, add plantings along fence both to soften effect of fence and to block
headlights.
Eliminate parking spaces to save as many of the full-growth pine trees in the rear as possible.
Jack S. said he could remove three spaces: the three where it was proposed the snow would be
stored. The Board agreed. The snow would still be stored there behind the pine trees.
Have the traffic consultant appear at the meeting this site plan review will be continued to. He
should be prepared to answer the Town Engineer's questions.
JS moved the Board continue the public hearing until the meeting of 5/12/2008 at 8:15 PM.
DT seconded.
Voted Approved: 5:0:0.
Minor Modification to approved Site Plan Review Decision
One General Way, Market Basket
BB recused himself. DT took over as Chair.
Mr. Norman Martin was before the Board to ask approval to sell plants for 6 to 8 weeks in both the
Spring and Fall. The plants would be sold on the sidewalk under the canopy near where the bottle
return is located. He distributed photographs of a similar setup at another store.
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CPDC Minutes of 4/14/2008
JS noted that it is important to document the exact location of all points of egress, the fire box, the
ramps, and the sidewalk. The Board agreed and noted that at least a five-foot path should be kept
clear.
JS moved the Board determines that the applicant's request to sell plants in the specified location in
both the Spring and Fall is a minor modification to the approved site plan review decision for One
General Way, Market Basket.
JW seconded.
Voted Approved: 4:0:1 (BB abstained)
JS moved the Board approve the minor modification to the site plan decision for One General Way,
Market Basket, to allow the applicant to sell plants under the canopy for 6 to 8 weeks each Spring
and Fall with the following conditions.
1. Unrestricted access will be provided at all times to: the bottle and can return area; the fire box;
the two ramps; a five foot wide path on the sidewalk;
2. The selling area is restricted to the area in front of the bottle and can return area.
3. The selling dates shall fall between 4/15 through 6/15 and 8/15 through 10/15.
4. All temporary signage shall be posted in accordance with existing bylaws.
DT seconded.
Voted Approved: 4:0:1 (BB abstained).
Approval Not Required (ANR)
1198 Main Street
The Town Planner reported that although the change is small, the applicant does not have the
frontage for the corner lot. The Town Engineer noted that the correct frontage is a basic requirement
of approving an ANR. He reported that town staff tried different ways to make it work but none were
successful. The applicant comes up short of the required 120 feet frontage for the corner lot.
DT moved the Board endorse the ANR plan for 1198 Main Street as submitted.
JS seconded.
Voted Denied: 0:5:0.
Review of Upcoming ZBA Cases
One General Way, Freestanding Sign
BB again recused himself. DT again took over as Chair.
The Board's concern was that the advice given to the ZBA should be consistent with the CPDC's
decision regarding Stop & Shop's freestanding sign's dimensions. In particular: the height of the
bottom of the sign from the ground, the sign area itself, the overall height. The consensus of the
Board was that the Town Planner should provide the CPDC's Stop & Shop decision, especially the
parts concerning the freestanding sign, to the ZBA.
Fairchild Drive
Other than frontage, the lot meets requirements of a buildable lot. The lot's frontage is only 52 feet
and in the S20 district 120 feet is required. JS suggested the ZBA ask the applicant where any
accessory structures might be located.
Bay State Road
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CPDC Minutes of 4/14/2008
The ZBA is questioning if side setbacks are an issue. The Board again suggested the ZBA consider
restricting location and size of accessory buildings. The Board also noted that in its opinion this is not
a case of mansionization.
Administrative Review
Building Inspector's List of Bylaw Issues
The Board briefly reviewed the building inspector's list of issues he has with various zoning bylaws.
It noted many items in the list concerned signage issues. JS noted that if the Board decides to take
upon itself the job of changing the signage bylaws it must understand it would be a long process
requiring much preparation-work and education of the public. The consensus of the Board was it
might be able to at least provide the definitions the building inspector is looking for (e.g.:"opaque",
"site lighting", "impervious surface"...).
The Board decided to review the building inspector's list more closely and then prioritize the items.
South Main Street Design Guidelines
BB reported that the Town Manager would like the CPDC to investigate developing a set of design
guidelines for South Main Street. This is the next priority item from both the Town Manager and the
Board of Selectmen. The Town Planner noted some of the things the Board should consider: reducing
the front setback to put buildings closer to the street, no front parking - parking in the rear only;
make the area more pedestrian friendly.
Next Subcommittee Meeting
The Board decided to schedule the next planning board subcommittee meeting for 5/5/2008.
JS moved to adjourn.
DT seconded.
By a vote of 5:0:0, the Board adjourned at 10:00 PM.
These minutes were prepared by Michael Schloth and are a faithful representation of the 4/14/2008
CPDC meeting.
0
Recording ec ary
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