Loading...
HomeMy WebLinkAbout2007-10-15 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@ci.readmg.ma.us Community Planning and Development Commission CPDC MINUTES Meeting Dated: October 15, 2007 Location: Selectmen's Meeting Room, Town Hall Time: 7:30 PM Members Present: Brant Ballantyne, (BB), Chairman; David Tuttle (DT), Secretary; Nicholas Safina (NS), and John Sasson (JS). Members Absent: John Weston (JW) Associate Members Present: George Katsoufis (GK) Associate Members Absent: Israel Maykut (IM) Also Present: Carol Kowalski (CK), Town Planner; and Michael Schloth, Recording Secretary. Mr. Jim Andella Ms. Gina Bacigalupo, 19 Woburn Street Bob Cary, Church Officer, Unitarian Universalist Church, 239 Woburn Street Tony DeCastro, Architect Attorney Steven Cicatelli, Cicatelli & Cicatelli, 266 Main Street, Stoneham, MA Mr. Jamie Lynch, CEO Lynch Development, 348 Park Street, North Reading, MA Kent Duckham, Duckham Architecture & Interiors, 1319 Beacon St, Brookline, MA Attorney Mark Favaloro, Favaloro & Assoc., 348 Park Place, North Reading, MA Mr. Kenneth R. Feyl, AIA, CUBE3 Studio, 360 Merrimack St., Lawrence, MA 01843 Ken File, Architect Attorney Michael Larkin, 2500 Main Street, Tewksbury, MA Jack McQuilkin, JM Associates, North Reading, MA Mr. David Snow, 31 Longview Road Dave Tomolillo, Hallmark Homes, Medford, MA There being a quorum the Chair called the meeting to order at 7:30 PM. Public Comments/ Minutes There were no comments from the public. NS moved to approve the minutes of 10/01/2007 as amended. DT seconded. Voted approved: 3:0:0. Site Plan Review 18-20 Woburn Street Action Date: December 24, 2007 BB opened the Public Hearing. DT read the Legal Notice. The applicant, Mr. Jamie Lynch, was present and represented by Attorney Steven Cicatelli. Also present were the applicant's architect, Mr. Kent Duckham, and engineer, Mr. Jack McQuilkin. Page 1 of 6 JS arrived and took his seat with the Board. Mr. Cicatelli made a brief presentation: • The building was extensively damaged in a fire. Applicant proposes to raze the building and construct a new building with roughly the same footprint. • The proposal would eliminate issues with current building encroaching upon both Woburn Street and the driveway leading to the parking lot in the rear; • A sidewalk would be built along the driveway-side (East side) of the building leading to rear parking lot • It would be a mixed-use commercial building: Full-service, 100-seat restaurant on I" floor (Woburn St. level) ➢ Access: both from rear-parking-lot and Woburn Street ➢ New use: requires complete build-out (i.e kitchen, etc...) ➢ Would require elevator between parking-lot-level and Woburn Street level. ➢ To improve lighting, a window-well would be added to the parking-lot-level, driveway-side of the building. • Offices on upper two floors (3rd floor is roof-level with dormers) "Creative Arts" is considering leasing these offices. • There would be little if any impact to traffic : ➢ No residential use. ➢ Heaviest restaurant use would be after 6pm when offices are closed and more parking spaces available. ➢ Difficult site for parking. Two parking spaces will be added under the building itself. • A brick and plank fagade is proposed (this is a change from the DRT meeting where it was proposed the fagade would be all brick) • The dumpster would be located under building in rear. Ms. Gina Bacigalupo, 19 Woburn Street, expressed the following concerns. • There are already traffic and parking problems with the Venetian Moon restaurant. This new restaurant would both increase traffic and the competition for parking spaces. • People park in the Town Hall's lot and cut through her yard. The Board reviewed the Design Review Team's minutes. • Sidewalk leading down into rear parking lot would require a handrail. • Woburn Street's curb needs to be extended. • Screen roof mechanicals • Drainage: an infiltration system is required • Keep in mind possible future construction of parking garage in the rear parking lot. • Three shade trees should be planted along Woburn Street frontage. Board's Comments Drainage: Mr. McQuilkin said there is currently no underground drainage and the roof runoff spills into the rear lot. Propose: a catch basin and Swale in the southwest corner of the site's rear parking lot with an underground infiltration system and an overflow pipe connected to the town's drainage system. Page 2 of 6 Sidewalk railing: To prevent obstruction of vehicular traffic (e.g. fire trucks), a railing should run along the building-side of the driveway's sidewalk. Mr. Lynch noted they were trying to shift the entire building closer to the adjacent building (Wright Bldg.) to provide more room for the sidewalk along the driveway. The two parking spaces now located next to the building on the driveway would be relocated under the building. Access to roof The Board noted if access to the roof was made too difficult (the applicant proposed a hatch) the mechanicals, vents, and elevator housing might not be attended to properly. Mr. Cicatelli said the lease would demand routine cleaning. Future parking garage: The Board was not sure what guidance to give the applicant on this issue aside from making him aware of the possibility of its construction and suggesting he take it into consideration when designing the site's drainage system and rear parking area. The Board asked for more guidance from the Town Manager on this issue. Landscaping: The Board noted the site would be all asphalt except for along Woburn Street. They acknowledged the site is tight on space but asked the applicant if it was possible to provide more greenery along the sides and rear. The Board asked the Town Planner to provide suggestions to the applicant. Mr. Lynch suggested the possibility of flowerpots that could be taken in and put out as the weather dictates. He noted anything permanent may be too much trouble to care for. BB suggested wheeling the dumpster laterally out of its space - to the right, into the two parking spaces beneath the building rather than straight out into the rear parking lot-- to provide more room in the rear for plantings. Parking: The site is within 300 feet of a municipal lot and therefore exempt from certain parking requirements. The applicant said he has tried to provide as much parking space as possible but the site is tight on space. The Board sympathized but emphasized they are very sensitive to the problems with parking in the downtown and asked the applicant to be aware of the impact his site's proposed uses would have on the downtown parking and to try to come up with ways to mitigate the situation. The consensus of the Board was a traffic study would not be required as it would not provide any practical solution. The consensus of the Board was to continue the Public Hearing to 11/5/2007 at which time the Board would be looking for: • An answer to if the proposed large overhang in the front is allowed. The Town Planner said she would look into it. • More details regarding the screening of the roof mechanicals. • Guidance from the Town Manager regarding a future parking garage. • Details on lighting. • Suggestions on rear landscaping. Will changing how dumpster is accessed help? • A report on drainage, infiltration JS moved to continue the Public Hearing for the site Plan Review of 18-20 Woburn Street to 11/5/2007, 10:00 PM at the Senior Center. DT seconded. Voted Approved: 4:0:0. Page 3 of 6 Continuance: Site Plan Review 1349 Main Street Attorney Michael Larkin was present representing site owner. Also present for the owner was architect, Ken Feyl. Both were before the Board to discuss site lighting issues raised by the Town Engineer. Mr. Feyl informed the Board that they have addressed all of the Town Engineer's issues. BB asked if the lighting consultant's review had been submitted. The Town Planner said it had been sent to the Town Engineer but she had not yet seen it. The consensus of the Board was it could not come to a decision on the Site Plan Review until after the Town Engineer has reported his issues have been addressed. BB directed that the draft decision be updated as necessary to reflect tonight's discussion and a copy be forwarded to the applicant. JS moved to continue the Site Plan Review of 1349 to 11/5/2007, 10:00 PM at the Senior Center. DT seconded. Voted Approved: 4:0:0. Request for Determination of Minor Modification 239 Woburn Street, Unitarian Universalist Church Attorney Mark Favaloro was present to represent the applicant. Also present for the applicant was architect Tony DeCastro and church officer Bob Cary. Eight changes had been requested of the Board by the Church in a letter signed by Mr. Robert Cary dated 9/20/2007 (see attached). Mr. Favaloro reviewed each change and noted each was being requested because of budgetary shortfalls. Public Comments Ms. Barbara Rawding, 11 Prospect Street, made the following comments. She was pleased the lighting issues were being addressed and suggested the lights might be set to "motion detection" rather than left on timers when there is no function scheduled at the church. She did not want the dumpster moved and asked why the original dumpster enclosure was not removed if it is not being used. The trees should be planted as originally proposed to provide a needed shield. Mr. Cary said the enclosure is being used as additional storage space. Mr. Dave Snow, 31 Longview Road, was concerned the dumpster would be located next to his property. He pointed out that the church often hosts events with food and he did not want garbage stored close to his property and requested the Board direct that the dumpster be moved to its original location. He. added that if the church needs additional storage space it should build a shed. Mr. Favaloro and Mr. Cary assured the Board the dumpster would not be used to hold food waste. Mr. Cary noted the dumpster needs to be located where a truck can have access to pick it up. Board's Comments Lights: NS and BB expressed concern the bollards would be the source of much glare. The architect proposed making a change adding a "disk"-- to reduce the glare. BB suggested making the disk opaque for a halo-effect. The architect agreed. Pavement: The Board agreed that the Town Engineer should investigate the pavement issue. Dumpster: The consensus of the Board was that the dumpster was the primary issue. After much discussion, the Board suggested the applicant move the location of the dumpster as close to their Page 4 of 6 own building as possible. In particular, the dumpster should be moved to a spot near the Air Conditioning units next to the building. The Board further suggested that both the dumpster and Air Conditioning units should be enclosed in one large enclosure. JS moved the Board accept the applicant's changes as a Minor Modification to the Site Plan Review Decision dated 9/26/2005. DT seconded. Voted Approved: 4:0:0. Before voting on whether or not to approve the Minor Modification, BB offered the applicant two options. 1) The Board could vote tonight with a condition added that the dumpster would be moved to the spot suggested by the Board (i.e. near the Air Conditioning units) or; 2) The vote could be postponed to a future meeting to give the applicant time to consider if the suggested location would be suitable to the applicant's plans. Mr. Favaloro requested a two week extension. The Board agreed. BB directed that the applicant be scheduled to meet again with the Board on 11/5/2007 at 10:30 PM at the Senior Center. Request for Lot Release Kylie Drive This item had been removed from the agenda. It may be back on-the 10/22/2007 agenda. No action was taken by the Board. Approval Not Required (ANR) 20 Copeland Avenue: Mr. David Tomolillo represented Hallmark Homes. The plans show the combining of two lots. A garage is being rebuilt and combining the lots will make the garage more conforming regarding setbacks. On a motion moved and seconded, the Board voted unanimously to endorse the plans. The Board signed the mylar plans. 355/361 Franklin Street: Mr. Jim Andella appeared for the applicant. The Town Planner told Mr. Andella a Special Permit would be required to build on the lots. Mr. Andella said he understood. The applicant had only one mylar for the Board to sign. The Town Planner said two are usually required: one for the applicant to take to the Registry of Deeds, and one to be kept on file with the town's Engineering Dept. Mr. Andella said the application only mentioned requiring one mylar. As the applicant had provided the Board with paper copies of the plan, the Board decided to endorse the mylar and a paper copy. The Board Members then signed both. Mr. Andella was given the mylar copy and the Town Planner the paper copy. Mr. Andella said he would make another mylar copy for the town., Other Business Prepare for Town Meeting: The Board discussed the presentation to Town Meeting of National Developments plans for the former Addison-Wesley property. BB noted the Board of Selectmen had approved the by-law language except for the definition of "Senior Independent Living". BB asked the Town Planner for direction from the Town manager on this point.. Page 5 of 6 World Cafe: BB made a brief report on attending the World Caf6 meeting. He noted there seemed to him to be a focus on issues concerning Reading's downtown. He told those attending that the caf6 should not detract from pursuing the goals of the Master Plan. JS noted that the Master Plan was not intended to be a static document and this Board had said it would update the Board of Selectmen semi-annually on the Master Plan but lately we have not kept up with the updates. Flood Plane: JS submitted a package of directions on how to make floodplane zoning changes. JS moved to adjourn. DT seconded. - Voted Approved: 4:0:0. The meeting ended at 10:00 PM. These minutes were prepared by TanSQhloth and are a faithful representation of the 10/15/2007 CPDC meeting. Recording 1R rpTar - `a Page 6 of 6