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HomeMy WebLinkAbout2007-07-23 Community Planning and Development Commission MinutesTown of Reading 16 Lowell Street Reading, MA 01867-2683 Phone: 781-942-6612 Fax: 781-942-9071 Email: creilly@ci.reading.ma.us Community Planning and Development Commission CPDC MINUTES Meeting Dated: July 23, 2007 Location: Selectmen's Meeting Room, Town Hall Time: 7:30 PM Members Present: Brant Ballantyne, (BB), Chairman; David Tuttle (DT), Secretary; and Nicholas Safina (NS). Members Absent: John Sasso (JS) Associate Members Absent: Israel Maykut (IM) and George Katsoufis (GK) Also Present: Carol Kowalski (CK), Town Planner; Michael Schloth. Mr. Timothy Boisvert, TRB Development Group, Inc., 36 Londonderry Turnpike, Hooksett, New Hampshire, 03106 Mr. Erick Carpenter, 1369 Main Street. Mr. Joe Delaney, 125 Franklin Street. Mr. Juergen Dietrichson, Martins Design, 130 Sylvan St., Danvers, MA 01923 Mr. Joe DiMambro, 5 Milepost Road Mr. Jay Doughty, 348 South Street Ms. Lori Doughty, 348 South Street Mr. Kenneth R. Feyl, AIA, CUBE3 Studio, 360 Merrimack St., Lawrence, MA 01843 Ms. Dena Hayden Attorney Brad Latham of Latham, Latham & Lamond, P.C., 643 Main Street Attorney Michael Larkin, Jr., 2500 Main St., Tewksbury, MA 01876 Mr. Charles Losinger, 17 Gavin Circle Mr. David Lusk, 30 Gavin Circle Mr. John Martin, Milepost Road Mr. Frank Normandin, Winslow Property Management, 5 Militia Dr., Lexington, MA 02421 Mr. Peter Ogren, Hayes Engineering, 603 Salem St., Wakefield MA 01880 Mr. Gene Sullivan, Eugene T. Sullivan, Inc., Consulting Engineers, 31 Sheridan Rd, Wilmington MA, 01887 Mr. John Sullivan, P.E., 22 Mount Vernon Rd., Boxford, MA Mr. Anthony Tambone, Atlantic-Tambone, Inc. Mr. Richard Tambone, Tambone Investment Group, 200 Wheeler Rd., Burlington, MA Traffic Engineer, Vanasse Asssociates Ms. Nancy Twomey, Architect Page 1 of 11 CPDC Minutes 7/23/2007 There being a quorum the Chair called the meeting to order at 7:35 PM. Public Comments There were no comments from the public. Public Hearing: Site Plan Review 1349 Main Street, White Hen Pantry Action Date: September 24, 2007 BB opened the public hearing. DT read the public notice. Attorney Michael Larkin • The site is located in both the Business B zone and the Aquifer District. The site has no drainage system to speak of and little landscaping. The original building was destroyed in a fire and razed in February 2007. • Propose a new drainage and infiltration system to mitigate the effect of so much impervious surface on the site. • Believe all construction will be outside of the 100 foot wetland buffer zone and will confirm this with the Conservation Committee. • Footprint of the building will be very similar to what was there before. No parking in rear or sides to keep an open fire lane around the building. • As per suggestion of the Design Review Team (DRT), the building will have village-style architectural features rather than a standard box-shape. • Parking lot will be resurfaced and re-striped for thirty spaces. As per DRT suggestion, the traffic will enter the southern access point, flow counterclockwise within the lot, and exit through the northern access point. • Dumpster will be acoustically buffered, look like the main building, and will be emptied at least twice each week. • Lights will be shut off between 12 AM and 5 AM. • Landscaping will be added. • Looking for two waivers: 1. Off-street loading 2. Traffic study • In short, the redesign of the site will ➢ Enhance the site's aesthetics ➢ Improve the site's drainage ➢ Increase the buffer between the site and abutters Jack Sullivan, En ineer • Infiltration systems will handle both roof and parking lot runoff. • Reducing impervious surface by about 3% • Greenspace along both the North and South sides is being increased. • Two-foot high dry-face, field-stone wall to be constructed along full frontage (three sections) • Seeking approval from Mass Highway to: Page 2 of 11 CPDC Minutes 7/23/2007 1. Reduce the curb-cut widths of both access points 2. Run water line in from Rt. 28 for sprinkler system • 28 parking spaces are required and the site has 30. Two will be handicap parking. • Expect three or four tenants in the building. • No major grading changes. • Filing a "Notice of Resource Area Delineation" (NRAD) with the Conservation Commission. • Existing pylon sign to be relocated to the south side of the south access point. Kenneth Feyl, Architect • Brick face fagade • Shingled roof will also screen mechanicals • Dormers DRT Minutes The Town Engineer highlighted the minutes of the DRT meeting of April 23, 2007. • Entrance and exit widths should be reduced. • Need more information on lights - in particular how glare will be reduced. • Room should be left for possible future sidewalk across frontage. • Plans should show rear and side paved areas marked as a fire lane. • Applicant may need to apply to ZBA for variance on the [new aquifer district impervious cover bylaws] • Shade trees should be shown on plan. The Tree Warden says the site could support broad-canopy shade trees. The Town Planner relayed comments from the Town Manager. • The updated plans show a much better design than what was originally proposed. • The building's doorways should be recessed. • Handicapped ramps should be included in the plans. • Only two light poles are shown on the plan, are there others? • Roof should overhang at least six feet and molding provided along the roof fascia. Town En ig_neer • Need to see a stormwater management plan. • Need to see a lighting plan. ➢ Are two parking lot lights sufficient? Will lights (parking lot and building) need shielding? • Need details of the relocated pylon sign. Public Comments Mr. Joe Delaney, 125 Franklin Street. Please add a condition specking the minimum standard for emptying the dumpster and that it should be closed at all times. There have been problems in the past with the stench from the site's dumpster. Page 3 of 11 CPDC Minutes 7/23/2007 Mr. David Lusk, 30 Gavin Circle. Fencing? Mr. Sullivan said there are now two fences along both the rear and South boundaries: chain link and wooden stockade. They are willing to replace the chain link with another kind of fence: perhaps a six-foot high wooden stockade fence. Deliveries? Hours of Operation? Mr. Larkin said hours of operation would be 6:00 am and 11:00 pm. and he would have to check with White Hen on their delivery schedule. Mr. Charles Losinger, 17 Gavin Circle. Where will the HVAC vents be located? Will it be screened? What will the rear of the building look like? Other than the dumpster the biggest problem with the site has been the HVAC noise. Please give this noise some attention. Mr. Feyl side there was no particular direction associated with the HVAC. As far as being screened, the roof continues around the building with some openings. The applicant said they could provide a rear elevation. Mr. Delaney suggested adding the dormers to the rear elevation as well. Mr. Erick Carpenter, 1369 Main Street. Will deliveries be made within the confines of the parking lot? The applicant said this should not be a problem as deliveries should be made to White Hen's door. Mr. Carpenter also expressed concerned with the late closing hour and kids congregating in the parking lot. Comments of the Board and Town Staff NS asked if the site might require two dumpsters and if so where would the second be located. The applicant did not think White Hen Pantry would want to share a dumpster. Mr. Sullivan said a second dumpster is not a requirement and the one proposed would be very large. He was not sure where a second dumpster would be located. NS noted the shade trees might block the parking lot lights. Mr. Sullivan agreed they might and suggested he could reduce the height of the lights if necessary. NS asked why the handicap ramps are located at the ends of the storefront rather than the middle. Mr. Sullivan said the location of the ramps could be shifted. NS pointed out that the renderings submitted show canopies. Mr. Feyl said they should not be there; there will be no awnings. BB asked if this means there would be no overhang over the storefront sidewalk as the Town Manager would like. Mr. Feyl said that would be up to the applicant. Mr. Salvatore thought such an overhang would detract from the building. The Town Engineer pointed out the number of parking spaces and dumpsters required may change depending on the tenants and asked the applicant what tenants may be expected. Aside from White Hen Pantry the applicant had no other tenants considering renting space at this time. Page 4 of 11 CPDC Minutes 7/23/2007 BB thought the sides of the building looked too blank and suggested adding fake windows. Mr. Feyl suggested fake pilasters. The applicant felt the building would be set too far back on the site for the sides to be seen. BB asked for the Town Engineer's opinion on waiving the traffic study. The Town Engineer's opinion was the increase in traffic - provided a restaurant is not added to the site - should be small enough for Rt. 28 to handle it. He added that Mass Highway would ask for a traffic study if they feel the change in traffic is significant. Mr. Sullivan had two questions: The street trees would overhand the Rt: 28 right-of-way. Does the applicant contact the state about planting them? The Town Engineer said, no, the town petitions the State for permission. How does the town want the sidewalk shown on the plans? The Town Engineer said the applicant should just make sure there is room along the frontage for a sidewalk and tapers for handicap access. The consensus of the Board was to continue the public hearing. The Board still needs to see the rear elevation, the pylon sign details, and lighting details. DT moved to continue the public hearing of the site plan review of 1349 Main Street to the, meeting of 8/27/07 at 7:30 PM. NS seconded. Voted Approved: 3:0:0. Minutes DT moved to accept the minutes of 06/11/07 as amended. NS seconded. Voted Approved: 3:0:0 JS arrived and took his seat with the Board. Continuance: Site Plan Review 100 Main Street, Reading Crossing Four buildings to be demolished and replaced with a single, one-floor commercial building with related site improvements Action Date: September 24, 2007 Attorney Brad Latham noted the last time they were before the Board there were issues of an outstanding supplemental traffic study report and concerns from an abutter about the rear drainage and detention pond [expressed in a letter addressed to the Board and dated July 9, 2007]. Vanasse Associates have submitted their supplemental traffic study and Mr. Ogren of Hayes Engineering has met with the abutter. A letter addressed to the Board from Mr. Joseph DiMambro of 5 Milepost Road and dated July 23, 2007 was distributed to the Board (see attached). In it Mr. DiMambro states he has Page 5 of 11 CPDC Minutes 7/23/2007 met with Mr. Tambone and Mr. Ogren to discuss the concerns of his 7/9/2007 letter and that he and Atlantic Tambone, Inc. have come to the following agreements. 1. Mr. DiMambro agrees not to oppose the design of the detention pond as long as it is not placed closer than 40 feet to his property and a liner is added to the pond to prevent drainage to his property. 2. The applicant will curb the entire. drainage-end of the parking lot to divert runoff to the catch basins and detention pond. 3. The applicant will landscape all areas adjacent to Mr. DiMambro's property. Mr. Ogren, Project Engineer Mr. Ogren reminded the Board that today water flows uncontrolled from the site's parking lot onto the rear abutters' property. A drainage system including a detention pond and a connection to the Haystack Road sewer system has been proposed. The detention pond would reduce peak flow rates by 30%. An abutter wrote a letter to the Board stating he was not in favor of this solution because of two concerns: 1. Water would puddle in the pond, stagnate, and serve as a breeding ground for mosquitoes. 2. The proposed system may be overtaxed by a heavy storm causing the water to jump the berm and flow into the abutters' properties just as it does today. Regarding the first concern, Mr. Ogren said although any water should dissipate before mosquitoes would breed the applicant has agreed to install a low-flow channel. Regarding the second concern, Mr. Ogren said the applicant has agreed to build up the berm at the rear of the parking lot. Mr. Ogren also said the detention pond would be clay-lined and more plantings would be placed along the rear property line. Regarding the Town Engineer's memo of 7/19/07, Mr. Ogren said there are no difficulties that cannot be addressed. DRT Minutes The Town Engineer highlighted points from the minutes of the DRT meeting of 6/12/2007. • A stairway to South Street has been provided. • Prefer any restaurant be located as far from the intersection of South and Main as possible. • The peer review of the site's lighting plan should be completed soon. • Sidewalks along South St. should be extended. Mr. Ogren said this is not shown on the plans but would be done. • The access point of the restaurant's grease trap has not been shown on the plans; expect the sewer will need remodeling and preliminary plans for this should be submitted. • Fire Dept. has received permission to use for training purposes the buildings to be demolished. • Conservation: ➢ The frontage swales are similar to those at Archstone and the grading of Archstone's swales cause drainage problems there. Page 6 of 11 CPDC Minutes 7/23/2007 ➢ Rear of site has been used as a dumping ground and needs to be cleaned up. ➢ Water quality of the drainage system (DEP Stormwater review) should be considered. Health: ➢ Grease-trap details. ➢ Both dust and pest management plans are needed. ➢ If restaurant seats more than 150 the site will require wet and dry dumpsters. The Town Engineer noted many items have been addressed by the applicant but there are outstanding issues with stormwater management, in particular, infiltration water quality. Town Manager's 7/13/2007 letter to the CPDC (see attached). In summary, the letter contains the Board of Selectmen's recommendation that the CPDC include a condition in their decision requiring the applicant to conduct two traffic studies on the flow of traffic in and out of the site. The first would be conducted six months after the certificate of occupancy has been issued. The second would be conducted one year after. The Selectmen's concern is the possible inadequacy of the proposed one-lane-in and one-lane-out of the site given the unknown effect the future development of the Addison- Wesley site would have on the surrounding area's traffic. The alternative may be for the CPDC to require a full traffic study prior to the approval of the site plan. Mr. Latham requested, if the Board was inclined to grant preliminary approval for the Special Permit tonight, could the Board leave the Site Plan Review process open so that at the conclusion of the Definitive Special Permit Hearing, the Site Plan Hearing could also be concluded. The Board thought this was a reasonable request. Public Comments Mr. John Martin, Milepost Road. The plans don't show the existing big trees along my property line, why are they being removed? Also, who or what decides what trees would be removed? Mr. Ogren pointed out that because a tree is not specified on the plans does not mean it would be removed. In that area the plans state "Leave Natural". Mr. Tambone said their intent was not to remove mature trees and they would try to leave as many standing as possible. BB said the Tree Warden would weigh in on any issues of tree removal. Comments of the Board and Town Staff JS spoke to the requests for future traffic studies: In his opinion, if there is a need for a full- scale traffic study including the development of the Addison-Wesley site, then the need should be addressed now rather than later. He agreed with the recommendation presented in the Town Manager's letter and noted the Board has elsewhere (Walkers Brook Drive) required applicants to put up money against possible future traffic mitigations. BB asked if the applicant had flied their plans with Mass Highway and if Mass Highway had expressed any desire for a full scale traffic review. Mr. Latham said they have filed Page 7 of 11 CPDC Minutes 7/23/2007 with Mass Highway and that Mass Highway did not require any traffic study beyond what they have already received from he applicant. The Board asked the applicant's Traffic Engineer to discus in more detail the approach taken in the traffic study and the design of the driveway and how Addison-Wesley might impact this site. The applicant's Traffic Engineer said the Tambone project is considerably smaller than the development of the Addison-Wesley site and when Addison-Wesley is developed, the Addison-Wesley traffic study would incorporate the Tambone project's traffic. Regarding the driveway, the applicant is prepared to use any design the town agrees is best. The Town Engineer said he prefers the one-lane-in/one-lane-out design because it keeps more delays - queued cars in the site's parking lot. BB reminded the Board that at the previous meeting the applicant's traffic engineer had stated they did not include the full effect of the Addison-Wesley site because it would have diluted the impact of this site's traffic. The Town Engineer agreed Addison-Wesley would dilute the impact of this site's traffic but he did not agree Addison-Wesley should be ignored. On the other hand, he stated in his opinion the applicant's traffic study on the impact of the Tambone site is accurate. The applicant corrected an error in the traffic study supplement: the Level of Service of Hopkins Street both before and after construction is "F" and not "A" before and "F" after. DT asked if the Board could receive a preliminary plan or a statement on how the portion of land to be given by the applicant to the developer of Addison-Wesley would be used. Mr. Tambone said an agreement with Pearson is being finalized and would be submitted to the Board. JS moved to approve the preliminary PUD-B Special Permit Plan for 80-100 Main St and 370 South Street dated June 6, 2007. DT seconded. Voted Approved: 4:0:0. DT moved to continue the Public Hearing for the Site Plan Review to August 27, 2007 at 9:00 PM in the Selectmen's Hearing Room. JS seconded. Voted Approved: 4:0:0. JS moved to continue the Public Hearing for the Special Permit in preparation of the applicant's submission of the Final Plan to August 27, 2007 at 9:00 PM in the Selectmen's Hearing Room. DT seconded. Voted Approved: 4:0:0. JS left the meeting. Page 8 of 11 CPDC Minutes 7/23/2007 Continuance: Request for Waiver of Site Plan Review 156 Main Street, Cafe Bella The applicant proposes to establish a coffee shop. The Board had continued this waiver request because the applicant had not provided sufficient information on both the number of parking spaces (i.e. that the site meets the parking regulations) and the signage. BB noted the Board had received documentation of both. The owner, Ms. Dena Hayden, and her architect, Ms. Nancy Twomey, were both present. Architect Nancy Twomey said the previously submitted site plan was in error and the newly submitted site plan is correct and shows the site has 39 parking spaces and only 38 are required. Ms. Twomey also submitted a letter from the sites owner, Ms. Lea Laschi, which states: "Laschi Realty Trust is planning to resurface and reline 39 existing parking spaces on the property in the near future". The Town Engineer said the applicant would have to obtain all necessary permits and approvals from the Board of Health if a grease trap is required. If the grease trap is located outside the building, the applicant would also have to obtain approval from the Engineering Dept. The consensus of the Board was to make this a condition of the waiver. Regarding the signs, Ms. Twomey said it would be internally illuminated with an opaque background. The pylon sign would be the same size as what was there before. The Board was pleased by the design. DT moved to approve the Site Plan Review Waiver request for 156 Main Street, Cafe Bella, with the condition that the applicant would receive all necessary permits and approvals from the Board of Health if a grease trap is required and also all necessary permits and approvals from the Engineering Dept. if the grease trap is located outside the building. NS seconded. Voted Approved: 3:0:0. Determination of Minor Modification 345 Main Street, Busa Liquors, Sherwin Williams, etc... The applicant proposes a change to the roofline fascia. Mr. Frank Normandin appeared for the company managing the site (Winslow Property Management). Accompanying Mr. Normandin was Mr. Tim Boisvert of TRB Development Group, Inc. Mr. Normandin said they already have a permit to upgrade the roof and they want to upgrade the roofline fascia and sign band also. At the request of the Building Inspector they prepared the elevations distributed to the Board. Page 9 of 11 CPDC Minutes 7/23/2007 Mr. Boisvert said the sign band would be re-skinned [a sample of the material was presented to the Board]. It would look nicer, neater, and support the signs better. Also, some trim would be added to the roofline. The Town Planner noted that the modification would add 18 inches of height to the roofline fascia/sign board. In response to the Board's questions, Mr. Boisvert said there would be no changes made to the existing signs. They would be removed during the re-skinning and replaced afterwards. There would be no brickwork or window-work done to the building. BB asked if the rear of the building would be receiving the same treatment. 'Mr. Normandin said it would not. DT moved to determine the modification reflected in the plan entitled "Reading Plaza 345 Main Street' 'and dated 7/23/07 to be minor and approved. NS seconded. Voted Approved: 3:0:0. Minutes BB moved to accept the minutes of 05/29/07 as amended. DT seconded. Voted Approved: 3:0:0 DT moved to accept the minutes of 06/18/07 as amended. NS seconded. Voted Approved: 3:0:0 Request for Waiver of Site Plan Review 580 Main Street, Christopher's Restaurant The applicant proposes to expand square footage of restaurant and relocate within the same building. Attending for the applicant were: Mr. Richard Tambone, Developer; Mr. Gene Sullivan. Project Engineer; Mr. Juergen Dietrichson, Architect; and Mr. Bill Cushing, Owner of Christopher's Restaurant. The restaurant now exists on the first floor of the building at 580 Main St. The applicant proposes to relocate the restaurant on the same floor and increase its square footage from apprx. 1,300 sq. ft to apprx. 2,200 sq. ft. The applicant said this project would carry forward all aspects of the approval the Board had granted in April [2007] for fagade changes to the building. The Town Planner said Site Plan Review is triggered by the relocation of restaurant use to another part of the building and the increased seating entailed by the increase in square footage. The Building Inspector considers this a Change of Use in the building and if the Board agrees the applicant must apply for a full Site Plan Review. Mr. Tambone said there has been a restaurant there for 40 years. The Board noted they had recently reviewed site; and although there would be increased seating the site is exempt form the parking regulations. Page 10 of 11 CPDC Minutes 7/23/2007 The consensus of the Board was a full site plan review is not required because it is not a Change of Use but a use within the same Use Category. The Town Engineer said the applicant would have to obtain all necessary permits and approvals from the Board of Health for a grease trap; and if the grease trap is located outside the building, the applicant would also have to obtain approval from the Engineering Dept. The consensus of the Board was to make this a condition of the waiver. DT moved to approve the Site Plan Review Waiver request for 580 Main Street, Christopher's Restaurant. NS seconded. Voted Approved: 3:0:0. Other Business 40R The Town Planner informed the Board she was working on a draft agreement to hire a 40R consultant to work on an application for a 40R zone within the Addison-Wesley site. Meeting of the Metropolitan Future Leadership DT provided a brief report on the Metro Future Leadership meeting he attended on 07/16/2007. Topics included: • Updating the Regional Master Plan • Ways to gain recognition and approval of State Legislation: ➢ REV2 ➢ Community Preservation Act ➢ Municipal Partnership Act Using SmartGrowth legislation to reduce loss of Open Space ➢ Higher density on smaller footprints Application Fees It was the consensus of the Board that they did not like the fact that their fees (e.g. Site Plan Review fees) are based on a project's construction cost only. The Town Planner said she would investigate how other towns establish their Planning Board fees. DT moved to adjourn. NS seconded. Voted Approved: 3:0:0. These minutes were prepared by Michael Schloth and submitted to the CPDC on August 27 2007; the minutes were approved as amended by the CPDC on August 27, 2007. Signed as approved, c David Tuttle, Secretary Date Page 11 of 11 Joseph and Susan DiMambro 5 Milepost Road Reading, MA 01867 July 23, 2007 Town of Reading Community Planning and Development Commission 16 Lowell Street Reading, MA 01867 Attn: Mr. John Sasso Re: PUD-B Special Permit For 80-100 Main Street Atlantic Tambone Inc.. In reference to the above special permit request and our follow-up meeting of 7-19-07 with Mr. Tony Tambone and his Engineer from Hayes Engineering to discuss the follow-up of the 7/9/07 public hearing. We agree to the following: 1. Retention pond could not be eliminated in order to drain site due to the fact that Milepost Road drain connection could not handle the volume of water on a 100 year flood design. We agreed not to oppose this design as long as the pond is not placed any closer then 40' from my property. Also the Engineer stated that the pond would not hold water longer then two (2) days which would not cause a mosquito problem due to this. Also a liner to prevent water from filtering thru the soil and draining on my property. 2. Atlantic Tambone, Inc. will curb the entire drainage end of the parking lot in order to divert any rushing water to be channeled to catch basins and then the pond. The above to prevent any surface water to bypass pond and flow to my property. 3. Atlantic Tambone, Inc. will hydroseed or landscape all adjacent areas from the paved parking area to my property and maintain same in order to prevent drainage water from entering my property. Sincerely, 41111 Joseph DiMambro OF Town of Reading o~ 16 Lowell Street s39PlNCORQO~P Reading, MA 01867-2685 FAX: (781) 942-9071_ Email: townmanager@ci.reading.ma.us July 13, 2007 Community Planning and Development Commission 16 Lowell Street Reading, MA 01867 Re: Tambone - South Main Street Dear Commission Members: TOWN MANAGER (781) 942-9043 The :Board of Selectmen asked that I communicate to CPDC a strong recommendation that any approval of the site plan at this location,, require an evaluation of the traffic flow into and out of the site after six months of occupancy and after. one year of occupancy. The concern is that there is only one lane in and one lane out of the site. This may not be adequate depending on the occupancy of the site. As part of this evaluation, the property owner needs to be committed to take remedial action if it's required. The alternative may be to require .a full traffic study at this time prior to approval of the site plan. The Board of Selectmen realizes that this is a State highway and as Traffic Commissioners they do not have. jurisdiction. However, as Traffic Commissioners they are concerned about the y of access to this site. Since ely, Pe er I. Hechenbleikner Town Manager PIH/ps cc: Board of Selectmen Brad Latham. Laschi Realty Trust 150 Main Street Reading, MA 01767 July 19, 2007 To Whom It May Concern, Laschi Realty Trust is planning to resurface and reline 39 existing parking spaces on the property in the near future. Thank You, Cea Laschi Owner