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HomeMy WebLinkAbout2008-03-24 Community Planning and Development Commission MinutesTown of Reading 16 Lowell Street Reading, MA 01867-2683 Phone: 781-942-6612 Fax: 781-942-9071 Email: ekowalski&i.reading.ma.us Community Planning and Development Commission CPDC MINUTES Meeting Dated: March 24, 2008 Location. Selectmen's Meeti g Room, Town!Hall Time: 7:30 PM : Members Present: Brant Ball ntyne-,°(BB), Chairman; David Tuttle-(DT) ~eeretary; Nicholas Safina (NS), John Sasso (JS), and Jo Associate Members Present: Christopher Nolty (CN) Nicholas Caporale, officer of Salem Five Bank Mr. Tony D'Arezzo, 130 John Street _ Peter Darlow, Darlow Christ Architects, 2326 Mass. Ave, Cambridge, MA Joseph Longo, officer of Salem Five Bank Mr. Robert Keegan, 38 Back Bay Court Attorney Chris Latham of Latham, Latham & Lamond, P.C., 643 Main Street Ken Schroeder, Darlow Christ Architects, 2326 Mass. Ave, Cambridge, MA Terry Shaw, 404 Park Street, North Reading Brendan Shaw, 404 Park Street, North Reading Mr. Jack Sullivan, P.E., 22 Mount Vernon Rd., Boxford, MA Scott Towne, architect Also Present: George Zambouras, Town Engineer; Abigail McCabe, Staff Planner; and Michael Schloth, Recording Secretary. There being a quorum the Chair called the meeting to order at 7:30 PM. Public Comment There was no comment from the public. Discussion: Site Plan Review 296 Salem Street, Mandarin Reading Mr. Peter Darlow and Mr. Ken Schroeder, both of Darlow Christ Architects, appeared for Mandarin Reading. The recording secretary said he and the Town Planner had been under the impression the applicant wanted to present their proposal officially to the Board tonight. The legal notice for the public hearing had been posted and the abutters notified with this understanding. It was not until late last week they learned the applicant wanted to meet with the Board only to discuss the preliminary plans. Page 1 of 6 CPDC Minutes of 3/24/08 As this was not to be an official review, BB directed the legal notice not be read. Mr. Darlow summarized the plan: • Existing three-season porch to be enclosed for year-round use. Designed to be comparable to rest of building. Seating-count and square-footage should not change. • Entrance to be revised including addition of simple canopy. • Modification of trim on existing towers. • Localized landscaping changes including removal of at least one tree. • Addition of sunscreens which would lean out from building towards Salem Street. The Building Inspector questioned if they would extend into the Salem Street setback. He also questioned if the building had adequate setback in the first place (this was not clear from the preliminary plans). New site plans are now being worked up to show the setback and other details. • Signage: the building's orientation makes wall signs on Salem St. side difficult to see. They hope to be allowed two wall signs: both on the Salem St. side but one on one of the octagonal tower's sides facing east on Salem St and the other on another octagonal tower's side facing west on Salem St. There was no comment from the public. Comments from the Board: • JS noted there is provision in the signage bylaws to allow businesses in the Bus-B district two wall signs if they face two different roadways [Section 6.2.3.2.2., last paragraph] and the restaurant faces both Salem St. and Bay State Road. BB agreed but noted the second sign would have to face Bay State Road - they both could not face Salem St. • The signage cannot be internally illuminated. • If the dumpster is not enclosed it would need to be. • JS asked if there would be any changes to external lighting. The applicant replied there may be some adjustments to the lighting at the entrance and it is possible the signage would be externally lit. • The Board asked when the plans would be ready for review. The applicant expected them to be ready later this week. BB reminded the applicant the Board would expect landscaping plans too. • NS pointed out a typo on the preliminary plans regarding the existing seating in the Sushi Bar. The consensus of the Board was to schedule the official site plan review of 296 Salem Street for the meeting or 4/14/08 at 7:30 pm. No action was taken by the Board. Site Plan Review 8 Walkers Brook Drive, Salem Five Bank Appearing for Salem Five: Mr. Chris Latham, attorney; Mr. Jack Sullivan, engineer; Mr. Scott Towne, architect; Mr. Nicholas Caporale and Mr. Joseph Longo, both officers of Salem Five. DT read the legal notice. Page 2 of 6 CPDC Minutes of 3/24/08 Mr. Latham distributed letter from Cumberland Farms, Inc (the current owner of the property at 8 Walkers Brook Drive) confirming Salem Five is authorized to file for approvals in connection with its use of the site. Mr. Latham summarized the plans to date: the existing building and canopy (former gas station) will be razed and an approx. 3500 sq. ft, single-story bank with drive-thru lane will be built on the site. Relief had been granted by the ZBA from: 100, foot rear and side setbacks to abutting residential zone. • 50 setback of proposed bank building from Walkers Brook Dr. (bank will be roughly 25 ft from Walkers Brook Dr.) The site is partially within the Riverfront buffer and they have been before the Conservation Commission to discuss mitigation of the impervious cover. These discussions are ongoing. Other items: • Two access points from Walkers Brook Drive: One-way entrance and one-way exit. • 20 parking spaces proposed: 8 for employee, 2 for handicapped, 12 for customers. • No dumpster proposed • Green space with 6 foot fence along Lakeview Apt. side of site. • More plantings along Bank-of-America side of site. • Existing freestanding sign: may need to go back before ZBA on this. • Requesting waiver on traffic study requirement as many have already been done for previous site plan reviews of sites in the surrounding area (Stop & Shop, Hallmark Health) Other points: • Applicant is requesting a waiver on traffic study as many have been done on area traffic already (Hallmark Health, Stop & Shop). • May have to hire to haul snow away if can't locate snow storage outside of the Riverfront area. • Traffic Signal: was added approx 2 or 3 years ago with this redevelopment in mind. "Loop detectors" are in place but construction could damage them requiring replacement and/or reprogramming. • Propose to reduce curb-cuts to 18 ft with flare Public Comments Mr. Tony D'Arezzo, 130 John Street • Re the 5 light poles: 4 in rear and 1 in front: why the 1 in front? Mr. Sullivan said he would have to ask their lighting consultant. • Will roof mechanicals be screened? Architect said they could build up the parapet to hide them. • What if traffic loop-detectors are damaged? Town Engineer said Salem Five would be responsible for repair and suggested Board condition all construction in loop area be done at one time late in the construction. 11 John Street: • Is Salem Five required to construct sidewalks along WBD frontage to Lakeview? Must they be concrete? The Town Engineer was not sure: a) there was such a requirement b) sidewalks would have to be concrete or asphalt. Page 3 of 6 CPDC Minutes of 3/24/08 Is an overflow chamber needed? Mr. Sullivan replied: proposed drainage will meet 100 year storm requirements. But as site has only approx one ft. groundwater separation an overflow chamber may need to be added. Mr. Neery: Will damaged loop-detectors keep cycling wrong signals? The Town Engineer said they could be adjusted and should not be a problem. Comments of the Board • Lighting: • A lumens plan is needed especially for all lighting that faces the residential district. It should include all lights not only parking lot pole lights. • Light poles are too tall at 22 ft. Mr. Sullivan saidhe would tell consultant to reduce them to 18 ft. • Signage: All signage including directional signage (drive-thru signs etc...) must be presented to the Board for review. • On-site sidewalks should be extended to Walkers Brook Drive. Mr. Sullivan agreed this was a good idea. • Landscaping: more is needed along the frontage as well as along the Lakeview (The Conservation Administrator's memo said the latter had been requested by several abutters ) • Traffic study: The consensus of the Board (and the Town Engineer agreed) was that a full study was not required but it noted that the left turn into the site is across two-lanes and suggested that a trip analysis should be considered (Mr. Sullivan said a consultant was hired for this). • Drainage: add separator. Mr. Sullivan said a separator would be added. • 21E work: Mr. Latham said that work is the current owner's (Cumberland Farms) responsibility and some work had already been done (eg: underground fuel tanks removed) • 7 pine trees in rear: must they be removed? Mr. Sullivan said, yes, as the pines are not beyond the Lakeview Apartment-side of the fence (the fence will be kept). He added that they will try to keep as many bushes as possible. • Setback from Walkers Brook Drive: Why only setback relief to -25 ft? Why not move the building even closer to WBD and save more of the rear vegetation (i.e. the seven pines). Is it possible to ask the ZBA for even shallower setback? Mr. Latham replied that the applicant approached the ZBA with what the applicant considered the best compromise, namely, one-half of the zoning-required 50 ft setback. The consensus of the Board was the applicant should address the above items and return at a later date with revised plans. JS moved the Board continue the public hearing for the site plan review of 8 Walkers Brook Drive until its meeting of 4/14/2008 at 8:OOPM. DT seconded. Voted Approved: 5:0:0. Request for Site Plan Review Waiver 1321 Main Street, Tiger's Den Mr. Terry Shaw, and Mr. Brendan Shaw, the owners and applicants, were present. They propose to expand into a storage space by removing the existing garage door from the space and replacing it Page 4 of 6 CPDC Minutes of 3/24/08 with French doors to match similar doors at the other end of the building. A window will be added too. After due deliberation, the consensus of the Board was to allow the waiver. JS moved the Board approve the waiver from site plan review for work at 1321 Main Street described above. The Board places the following conditions on this waiver. 1. The wattage of the two lights directly underneath the "Tiger's Den" wall sign will be reduced. 2. All lights on the site (except security lights) will be set to turn at the time set forth in the bylaws concerning business lighting. BB seconded. Voted Approved 5:0:0. Discussion: Back Bay Court PRD Topic: modification of open space. The developer, Mr. Robert Keegan, was present. There is a wedge-shaped piece of property abutting the PRD which Mr. Keegan would like to add to the PRD. He would like approval to amend the PRD language for his subdivision to include the addition of the 1600 sq. feet as common, open area; and to add a 2600 sq. ft. buildable lot. The Board questioned if so small a lot could be considered buildable. Mr. Keegan pointed out that the dimensional requirements for a buildable lot in this PRD are different from the standard requirements of the base residential zoning. No action was taken by the Board. Discussion: Sailor Tom's Way Topic: reduction of impermeable surfaces. Attorney Chris Latham was present representing the owner of the subdivision. He provided some background: the subdivision is within the aquifer protection district and therefore the total amount of impervious cover (e.g. roofs, street, sidewalks...) is strictly regulated. They are seeking ways to reduce the amount of impervious cover. They will be seeking relief from the Zoning Board of Appeals, and the ZBA asked that they speak with the CPDC about the issue first. GZ noted that the aquifer district allows a maximum of 15% of a lot - not a whole subdivision - to be impervious cover. That can be increased to 20% if adequate infiltration is provided. Mr. Latham said he would be looking for a reduction in the sidewalks and possibly the radius of the cul de sac. GZ said he was against the proposals but noted that if the applicant wants to make Sailor Tom's Way a private road then he would have no objection. JS noted that the Board had previously discussed reducing the width of the sidewalks and added that the Board must defer to the Town Engineer on specifics. Mr. Latham said their engineer said if one of the sidewalks could be eliminated and the length of the road reduced from thirty feet to twenty-four feet, then the impervious requirements could be met. The Town Engineer replied that he does not want any sidewalks eliminated from the plan. Page 5 of 6 CPDC Minutes of 3/24/08 The Board suggested reducing the width of the street. The Town Engineer said he would not object to reducing the width a little but in that case on-street parking must be eliminated from on side of the street. After much discussion, the Board suggested reducing the width and length of the road, and possibly the radius of the cul-de-sac but it emphasized it must defer to the Town Engineer. Mr. Latham said he would have his engineer discuss these suggestions with the Town Engineer. No action was taken by the Board. Minutes DT moved the Board accept and approve the minutes of 2/4/2008 as amended. JS seconded. Voted Approved: 5:0:0. NS moved the Board accept and approve the minutes of 2/25/2008 as amended. JS seconded. Voted Approved: 5:0:0. Administrative Review BB directed that going forward a standard agenda item will be the review of upcoming Zoning Board of Appeal cases. Also, a joint meeting will be scheduled between the CPDC and ZBA the purpose of which will be to discuss known zoning shortcomings (e.g. corner lots and accessory apartments). He suggested that a three-member subcommittee be established to write possible zoning language addressing the shortcomings. Associate member Chris Nolty agreed to be a member of the subcommittee and to research how other towns have addressed our zoning shortcomings. Regarding the review of ZBA cases, BB directed that all pertinent materials should be emailed to the CPDC members in pdf format. In other words, paper should be kept to a minimum. DT moved to adjourn. JS seconded. Voted Approved: 5:0:0. The meeting adjourned at 10:10 PM. These minutes were prepared by Michael Schloth and are a faithful representation of the 3/24/2008 CPDC meeti Recording Secretary Page 6 of 6