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HomeMy WebLinkAbout2011-02-28 Community Planning and Development Commission MinutesTown of Reading Tod RECEIVED 16 Lowell Street READING, MASS- CPDC MINUTES Reading, MA 01867-2683 2, P 2; 5 Phone: 781-942-901201 HU Fax: 781-942-9071 Email: jdelios@ci.reading.ma.us COMMUNITY PLANNING AND DEVELOPMENT COMMISSION Meeting Dated: February 28, 2011 Location: Selectmen's Meeting Room Time: 7:30 PM Members Present: John Weston (JW), Chairman; Nicholas Safina (N5), David Tuttle (DT); and Paul Bolger (PB) Also Present: Jean Delios, Town Planner; George Zambouras, Town Engineer; Abigail McCabe, Staff Planner; and Michael Schloth (MS), Recording Secretary Noreen DeLai, 18 Baker Road Rich Keogh, North Reading Lori Doughty, 348 South St Jay Doughty, 348 South St Joe D'Alessio, 58 Curtis 5t Dan Martell, 16 Longfellow Rd Theresa Petrillo, 329 South Street Nadine Firth, Hallmark Health, 30 New Crossing Rd Helen Woods, Hallmark Health, 30 New Crossing Rd Kevin Neville, JM Coull, Inc., Maynard, MA Bon Dionne, 38 Westcroft Rd Carol Shapiro, 70 Main St Shane Morrison, Pilate Construction, 585 Indian Head Street, Hanson, MA Ralph Capolla, Main Street Architects, 25 Mathewson Drive, Weymouth, MA Tim O'Connor, 96 Curtis 5t Attorney Christopher Coleman, 248 Main Street, Suite 202 Reid Blute, representative of Pulte Homes Mark Mastrioanni, representative of Pulte Homes Mike Rosati, Engineer, associated with Pulte Homes Chris Huntress, Architect, Huntress Associates, Inc., 17 Tewksbury St, Andover, MA John W.Connery, Connery Assoc., Melrose, MA Attorney William Crowley, 626 Main Street, Reading Nancy Twomey, Architect, 23 California Road There being a quorum the Chair called the meeting to order at 7:30 PM. Public Haring: Site Plan Review (Continued) Jacob's Way, Reading Woods (Pulte Homes of New England) Present for Pulte Homes were: Mr. Reid Blute and Mark Matroianni; Engineer Mike Rosati; Mr. John Connory, and Engineer Dermot Kelley; and John Connery. Page 1 of 7 CPDC Minutes of 02/28/2011 Mr. Mastroianni reported that since the last meeting the following documents had been received and or submitted: comments of CPDC and town staff; email from Staff Planner regarding public comments; comments of the Fire Department; peer review of the traffic study and Mr. Kelly's reply; peer review of the financial impact report and Mr. Connery's reply; updated plans; a market study conducted internally by Pulte Homes. Mass. Environmental Protection Agency (MEPA) certificate (received 02/04/2011). Next steps include applying for a sewer extension as well as permits and permissions from MEPA and Department of Transportation (DOT). Mr. Rosati noted the plans had been revised to accommodate the CPDC's and Conservation Commission's comments and concerns. The biggest change is the relocation of the entrance (onto South Street) further from Main Street (approx. 215 feet) to allow more cars from Main Street to queue at the left hand turn. Other changes include: • Relocation of Welcome Center into buffer zone (will require waiver) • Better access to the snow storage area • Recharge areas and rain-gardens added to site • Recycling areas will be added inside each building and a dumpster places in a designated location for large items. Mr. Huntress briefly discussed the changes made to the various landscape buffers throughout the site: Curtis Street will receive more plants and evergreens. South Street will also receive evergreens and a two- foot berm to lift the vegetation higher. He then summarized the lighting plan: the intention is to maintain a residential scale and style. Lights will be directed downward to reduce glare. The light sources of the street lamps will be recessed into the fixture. Most lights will serve as destination lighting (directing residents from point to point). Comments and Questions Regarding the reconfiguration of the entrance, the Board questioned if the increased queue-space would be adequate and asked when the reconfiguration of the entrance could be completed. Mr. Kelly said the queue distance should be ample but the peer consultant had yet to review his report. Mr. Mostroianni said it is possible that the reconfiguration could be begun at the same time of the demolition of the existing buildings. He noted that all existing buildings would be demolished at the same time and not phased. Only the construction of the new buildings would be phased. The Town Engineer noted that the Board of Selectmen would have to approve the reconfiguration of entrance which would require a public hearing and the abandonment of a section of Jacobs Way. The Town Engineer report three major concerns: 1. The requirement of vertical, granite curbing throughout the site should not be waived. 2. Both the existing sewer pipes leading from the site and the Sturges Sewer Station are not inadequate to the task of handing the site's sewerage at full capacity. Both projects together would cost approx. one million dollars to complete. He noted that the sewer line and station upgrade would not have to be done immediately but before the project is at full build-out. 3. Pulte should provide a full and detailed construction sequence (e.g. demolition plan, utilities, erosion control,...). Mr. Rosati said they had provided a more detailed sequence to the Conservation Commission. Page 2 of 7 CPDC Minutes of 02/28/2011 NS asked how the applicant would handle the runoff issues current in the northwest corner of the site. Mr. Rosati said the intention is to keep all of their runoff out of this area and perhaps add a new catch basin there. The Town Planner asked why there were so many visitor parking spaces noting that the 40R district required only 1.6 spaces per unit, but Pulte is providing 2.0 at least. Mr. Mastroianni said that based on experience with other similar projects, buyers would demand at least two spaces per unit; one will be in the garage under the buildings and second will be surface parking. The Town Planner noted that one of the goals of the 40R Smart Growth districting is to reduce vehicle trips and suggested the CPDC request the Pulte provide some kind of shuttle service. The Chair agreed with the Town Planner. The Town Engineer suggested the CPDC could stipulate the surface spaces would be constructed only as necessary and in the meantime Pulte could proceed with attaining approval for all. Attorney Christopher Coleman asked it speak. He represented the Eastern Middlesex Association of Realtors (EMAR) which owns the property at 70 Main Street. EMAR is concerned the project would disrupt its business by eliminating parking spaces it now uses along Jacobs Way. He submitted a plan which would provide a connection between EMAR's existing parking area and the proposed re-location of Jacobs Way. On either side of this connection would be parking spaces for 14 vehicles. Mr. Coleman said that Pulte had agreed to construct this connection to EMAR. The CPDC was receptive to the idea but noted that 1) the reconfiguration of the Jacobs Way entrance had not yet been approved by the Selectmen, 2) the traffic studies had not taken into account the 14 new parking spaces, and 3) a few of the spaces may be dangerous to back out of. The consensus of the Board was that EMAR work on a different layout for the parking and/or connection. Ms. Lori Doughty of 348 South Street expressed concern over the proposed relocation of Jacobs Way noting that it would encourage increased traffic on South Street which she said is already excessive. CT noted that the problem with the existing configuration is that it is unsafe. The Board appreciated Ms. Doughty's concerns but noted that it could not prevent Reading residents from turning left onto South Street. Mr. Dan Martell of 16 Longfellow Road expressed concern that Pulte would not hire local workers and instead bring their own workers to the job site. He also expressed concern that the construction work may not be up to Massachusetts Building Code standards. To the first point, Mr. Reed of Pulte Homes replied that Pulte solicits multiple bids. To the second, Mr. Reed replied that in addition to Pulte Homes' ten-year guarantee, all construction would be permitted and inspected by Reading's building inspection staff. In addition, Pulte has its own inspectors. He invited the public to visit Pulte's recently completed Waltham project and to speak with Waltham's city officials. The Town Planner added that part of her due diligence on this project was to speak to colleagues about Pulte Homes and she could report she has heard nothing but good things concerning Pulte Homes. In addition, she emphasized that inspections are taken very seriously in Reading. Ms. Therese Petrillo of 329 South Street asked how soon the vegetative buffers would be planted. Mr. Mastroianni replied they would stabilize the site as construction continues and the buffers would be planted as soon as possible. The CPDC and Town Engineer both commented that Pulte's construction sequence should provide a more detailed response to this question. Page 3 of 7 CPDC Minutes of 02/28/2011 There followed much discussion on the site's perimeter fences. Along the South Street boundary, Pulte intends to inspect the exiting fence and repair or replace where practical. Mr. Blute noted that in some areas the fence is entwined with the dense vegetation and it may be wise to leave those sections alone. Along the Curtis Street boundary, Pulte's intention is to replace the chain-link fence with a wooden fence. The southwest corner would be left alone. The fence along the highway up to EMAR's property would be replaced. Mr. Joe D'Alessio of 58 Curtis Street noted that Pulte proposes to complete all demolition before beginning construction and that the removal of a number of trees would be part of the demolition. He expressed concern that this would leave large gaps in the existing buffer for a long time. Mr. Blute and the CPDC agreed this was a good point. The CPDC informed Pulte's representatives that the buffer zones should be planted as soon as possible and not when the construction in the correspondence area is begun. The CPDC emphasized that it would watch this closely and noted that Pulte should keep this in mind as it prepares its sequencing plan. Noting there was still much to discuss and the hour was late with other agenda items to address, the Chair suggested the public hearing be continued 03/21/2011 at 7:30 PM. DT so moved. PB Seconded and the motion carried 4:0:0. Points still to be addressed: • The Town Engineer's memo of 02/28/2011 • The town's peer reviewers' responses to the traffic study and financial report • The Department of Housing and Community Development's comments. • Pulte's various waiver requests. The Chair that the Board of Selectmen would meet soon to decide on the proposed reconfigurations of the intersection of Jacobs Way and South Street and that its decision could require further changes which would have to be reviewed by the CPDC. Public Hearing: Site Plan Review 159 Haven Street The Chair read the legal notice. The owner, Mr. Larry Hodson proposes to renovate the interior of the first floor to create three office suites and a bathroom. He also proposes to add four windows to the rear wall. The owner was present. Also present were both the owner's attorney, William Crowley, and architect, Nancy Twomey. The Town Planner noted that this was essentially a simple interior fit-up of the first floor. There would be no changes to the second floor. She recommended the applicant provide some landscaping and make minor changes to the facade. A draft decision had been prepared and distributed. Mr. Crowley provided a brief history of the property and a summary of the proposed changes. Regarding the four new windows, he informed the CPDC that the bricks cut from the wall to make the windows would be saved to be used to fill-in old heating-duct openings on the wall. The rear door needs to be replaced and it would not be used for public entrance. There is very little space for landscaping: most of the property is covered by the building or asphalt. Finally, he noted that there is a drainage problem with Page 4 of 7 CPDC Minutes of 02/28/2011 a catch basin located in the lower right hand (south west) corner of the property: it keeps bubbling-over. He assured the Board that it would be repaired. DT noted the plans shows there are to be compressors located on the site. Ms. Twomey replied that those locations are where compressors might have been located but there are no plans to add compressors to the site at this time. The Board was concerned the drainage problems might be serious. The Town Engineer replied that he believes the problem could be corrected. Mr. Crowley requested that the language of two sections of the draft decision be changed: 1) there are actually nine parking spaces and one handicap space; and 2) only the four new windows should be required not to be tined not all windows. The Staff Planner said she had already made these changes to the draft. The Board reminded the applicant that anything that concerned the dumpsters had to be taken up with the Health Department. DT moved the CPDC close the public hearing. NS seconded and the motion carried 4:0:0. DT moved the CPDC approve the Site Plan Review draft decision for 159 Haven Street as presented. NS seconded and the motion carried 4:0:0. Request for Waiver from Site Plan Review 30 Newcrossing Road, Hallmark Health Medical Center The applicant proposes interior renovations to create a cosmetic laser care center. Present for Hallmark Health were Nadine Firth and Helen Woods. Also present was Kevin Neville representing J.M. Coull, Inc. the construction management firm hired for the project. A draft waiver had been prepared. Kevin Neville explained the center would be approx. 1250 square feet in area and contain two examination rooms, two treatment rooms, and one office. The Town Planner noted the reason this is before the CPDC is because any interior alterations above 1000 square feet requires CPDC review. DT moved the CPDC determine that the proposed modifications are eligible for a waiver from site plan review. NS seconded and the motion carried 4:0:0. There were no comments from the public. The,applicant had not yet read the draft so the Chair directed a copy be given to Ms. Firth and Ms. Woods. They read the draft and approved its content. DT moved the CPDC approve Hallmark Health's request for a waiver from site plan review for the construction of a cosmetic loser care center at 30 Newcrossing Road. NS seconded and the motion carried 4:0:0. Planning Updates and Other Business 40 Walkers Brook Drive, Golf Town Representing Golf Town was Shane Morrison of Pilote Construction and architect Ralph Capolla. Page 5 of 7 CPDC Minutes of 02/28/2011 The issue is that Golf Town's storefront windows are blocked buy various features: 1) a wall has been built against the right-side windows and that wall's unfinished backside faces the windows; 2) a closet for a security gate has been built against the left third of the left-side windows; 3) at night, a security gate stretches across the length and approx. two-thirds of the height of the storefront. Mr. Morrison said it had always been Golf Town's intention to add these features and that the features were shown on the construction plans. The Town Planner said there is nothing in Golf Town's waiver application describing the three features. Mr. Morrison suggested the confusion may be that by "storefront" Golf Town meant the framing of the storefront not the glazing. Mr. Capolla said Golf Town has agreed to tint the windows on the left and right with a mural depicting a scene on a golf course. The consensus of the CPDC was if the three features had been presented to it during the site plan review waiver discussions, the CPDC would not have approved the waiver. Further, the CPDC thought the features were ill-considered and a poor use of the storefront. Regarding the mural, the CPDC agreed it improved the situation but determined it would be able to approve it because it could be considered signage as it would illustrate what Golf Town sells. After further discussion, the CPDC directed Golf Town to apply a number of differently tinted-films - both of different shades and reflectivity - to the windows. The window areas should be at least 2-feet square. Town staff and the individual CPDC members would review the samples on their own time and discuss their preferences at a future meeting. Next, the Town Planner updated the CPDC on a variety of projects: 281 Main Street, E-cars of New England E-cards is scheduled for a Design Review Team (DRT) meeting with town staff this Wednesday and will be before the CPDC on 03/21/2011. 292 Grove Street, Meadowbrook County Club Meadowbrook is proposing the construction of a turf maintenance facility on its property. It will serve as a garage and a place to wash golf carts. The concern is it is to be constricted of corrugated steel. It should be before the CPDC soon. PR said he would have to recuse himself from that review as he is on one of Meadowbrook's boards. 258 Main Street, former site of Valerie's Bridal A demolition delay has been formally filed. 244 Ash Street (behind Reading Light Department), Northeast Cutlery The owners propose some site modifications. A DRT was held on this project some months ago. It is expected to be before the CPDC soon. Resurfacing Main Street This is a Mass. Department of Transportation (DoT) project that is not yet funded but is slated as a backup project if another DoT project drops out of the queue. Not all of Main Street is in the project: resurfacing would start at the Stoneham line, skip the Downtown, and start again just after the Downtown Page 6 of 7 CPDC Minutes of 02/28/2011 and continue to the North Reading line. The project is currently under review by the Conservation Commission because it will encroach on a wetlands area. DT moved to adjourn. PB seconded and the motion carried 4:0:0. The meeting adjourned at 10:55 PM. These minutes were prepared by Michael Schloth and submitted to the CPDC on 07/07/2011 these minutes were approved as amended by the CPDC on 07/11/2011.