No preview available
HomeMy WebLinkAbout2013-02-11 Community Planning and Development Commission MinutesTown of Reading 16 Lowell Street Reading, MA 01867 -2683 Phone: 781 - 942 -6612 Fax: 781 - 942 -9071 Email: jdelios @ci.reading.ma.us Community Planning and Development Commission CPDC MINUTES Meeting Dated February 11, 2013 Location: Selectmen's Meeting Room Time: 7:30 PM CPDC Members Present: Charlie Adams, Chair; John Weston, Nicholas Safina, David Tuttle, and Jeff Hansen Also Present: Jean Delios Town Planner /Community Services Director and Jessie Wilson, Staff Planner and Recording Secretary Others Present: Joe O'Neil — Portland Pie Company John Charette — Charette Designs George Zambouras — Town Engineer Naomi Kaufman — 64 Woburn Street There being a quorum the Chair called the meeting to order at 7:35 PM. 54 Haven Street, Portland Pie Company — Public Hearing, Site Plan Review Mr. Hansen read the public hearing notice. Mr. Adams summarized the public hearing procedures noting that the CPDC will hear from the Applicant, then hear from Staff, then have a board discussion, and then open up for public comment. Ms. Delios told the CPDC that the application is for a restaurant to go into the ground floor of the building recently constructed known as 30 Haven Street. The actual address for the project is 54 Haven Street and is the end unit, closest to the alley. This unit is also directly adjacent to Zinga, but will be separated by the access corridor. That corridor provides access between Haven Street and the Brande Court parking lot. Portland Pie Company is a full service restaurant that specializes in pizza. Mr. Joe O'Neil, Chief Operating Officer for Portland Pie Company presented the project to the CPDC. He has worked for Portland Pie Company for the last 7 years. The company originated as a pick -up and delivery operation and has since evolved into full service restaurant with 4 other locations in Maine and New Hampshire. Being a family friendly restaurant, there will be three dining areas of standard height tables and then a pub area and bar. The pub and bar area will be separated from the traditional dining areas by a faux brick wall that will also house a double -sided gas fire place. Take -out and delivery will be provided and will operate from the host station. Page 1 of 6 CPDC Minutes of 2/11/2013 Mr. John Charette, the project architect from Charette Designs further described the project. The proposed space is the end unit of the 30 Haven Street building. He noted this space was always intended to be a restaurant space and the property developer designed it as such. This included a separate trash room which would only serve the restaurant space and the bump out on Haven Street for outdoor dining. There will be one primary point of entry which will be from the double door on Haven Street. Patrons would enter the common corridor and enter the restaurant from the double doors inside the corridor. The corridor can also be accessed from the Brande Court lot, but the final entry point will be from the corridor, through the double doors into the restaurant. They intend to have directional signage to help patrons to the entry point. The single door from the space leading to the Haven Street sidewalk is intended to be used as secondary egress and also serve as the access to the outdoor seating. Deliveries for the restaurant will occur via Atlantic Way through the rear door from the Brande Court parking lot. The plans have been designed to allow access to the restrooms without having to walk through the pub. As mentioned by Mr. O'Neil, a faux brick wall will segregate the dining area and pud area. The kitchen is a standard set up and based on the Portland Pie operation system for how food is prepared and cooked. A hallway is proposed out the rear of the kitchen for second means of egress. Bench seating is provided along the perimeter of the storefront windows for dining. This arrangement allows for ease in sliding tables together for larger parties. In order to maintain as much glass as possible, the bench will have a 3 -foot height. The back of the bench will be viewed from the outside, but will be painted black. The outdoor seating will be fenced in by a wrought iron rail fence. The existing landscaped planters will remain. The tables outside will be bused and everything taken back into the restaurant. No trash receptacles are proposed. In the kitchen, a hood chase will be in a chase and vented through the roof. There are two spaces in the parking garage which will be used for employee parking. Other parking arraignments will be sought for additional employee parking. Ms. Delios presented the drawings for the proposed signage including the blade sign and wall sign. She noted that the extra wall sign is not allowed and will not be part of the plan. Mr. Zambouras mentioned that he will have additional comments during the public hearing for the outdoor dining approval with the Board of Selectmen. Mr. Weston replied that the CPDC still has jurisdiction over outdoor dining as it relates to the site plan. Mr. Zambouras agreed, and also stated that the BOS look at issues related to how the tables are secured, how umbrellas will be managed, etc. Mr. Weston asked if the railings for the outdoor dining were permanent. Mr. Charette replied that they are a seasonal railing and they do plan to use umbrellas. They would like to leave the railings there overnight in the summer. Mr. Weston expressed concern that they could be vandalized if left over night or end up in the street. Mr. Zambouras agreed, and noted that the railings should be secured somehow as to prevent someone from moving it. This can all be discussed and conditioned at the BOS hearing. Mr. Safina suggested placing a I 001 weight at the end of the rails and then have them interconnected. Mr. Zambouras felt that was a suitable suggestion. Mr. Hansen asked if they intend to have heat lamps. Mr. Page 2 of 6 CPDC Minutes of 2/11/2013 O'Neil replied that they do not intend to use them. Mr. Zambouras stated that from an access issue, the fencing is fine. Mr. Hansen asked if Portland Pie Company was going to request spots for delivery and pick -up. Mr. Zambouras replied that the BOS regulate roadways and parking. Prior to making any adjustments, they would like to evaluate the true demand of the building. Ms. Delios added that the Town now has a one - year license from the MBTA for about 60 -70 spaces near Vine Street. However, it is up to the BOS on how those spaces will be used. It was suggested those spaces be allowed for use by new businesses coming into the downtown. Mr. Weston asked about the restaurant shifts. Mr. O'Neil replied that 8AM is the earliest shift and then around LOAM -1 IAM for the serving staff. There is also a 3PM shift and the remainder of the staff will come on around 4 -6PM. He also added they will investigate shared parking opportunities, specifically with the banks. Mr. Adams asked for clarification on the seating against the windows. Mr. Charette responded that the glass will remain as it is today and will not be blocked. The bench will come up approximately 3 -feet from the glass and it will be a finished wood slat that will be painted. Mr. Weston noted that there are 14 seats shown on the plan for the bar while the seating index only notes 13. The CPDC will approve the 13 seats as indicated don the seating index. Mr. Safina questioned the screening of the rooftop mechanicals. Mr. Adams also expressed concern and asked if they provide any noise mitigation. Mr. Safina felt that this is not sufficient for noise mitigation. Mr. Weston suggested that the noise may be reflected up and out. Mr. Safina asked how about the vent for the fireplace. Mr. Charette confirmed that it will come through the wall along the alley. Mr. Safina expressed concern how that would look from a visual standpoint. Mr. Charette responded that it is a gas fireplace so there would be no soot and it will be approximately 12 -feet above the sidewalk. It was said that putting the vent through the roof would not likely meet fire code. Mr. Hansen asked for more detail about deliveries. Mr. Charette replied that the truck would pull up at the back of the unit in the Brande Court lot and drop the ramp. The deliveries would be taken through the door labeled deliveries. Mr. O'Neil added that they do have very quick deliveries. Mr. Weston expressed concern that the deliveries may take longer than what expected. He suggested the decision allow deliveries to occur between 8AM and 11:30AM. The CPDC reviewed the sign drawings. Mr. Adams asked about the height of the proposed blade sign. Mr. Safina reminded the Applicant they will need to ensure it is at least 8 -feet in height. Mr. Weston asked about signage for the rear of the building. Mr. Charette replied they would have window signage on the back door directing patrons to the primary entrance. Mr. Adams opened the public hearing for public comment. Ms. Naomi Kaufman of 64 Woburn Street, asked for the hours of operation. Mr. O'Neil replied Monday - Saturday they will open at I IAM. On Sunday they will open at noon. They close at l OPM on Sunday - Wednesday, I IPM on Thursday and midnight on Friday and Saturday. Ms. Kaufman asked if Page 3 of 6 CPDC Minutes of 2/11/2013 there was to be music outdoors. Mr. O'Neil replied no. She also expressed concern regarding the kitchen smells and if they would have an impact on the neighborhood. Mr. Charette replied that it will be vented and that a lot of it will be based on atmospheric conditions. The smells would be baked dough. Mr. O'Neil added that they only have two devices to cook food — the pizza oven and microwave. There are filters for the grease in the oven, but there should not be an aroma of grease from say a fryolator. Ms. Delios told the CPDC they did receive a memo from the Fire Department that expressed concerns about the entry. She suggested that the decision note those concerns. In addition, she suggested a condition be included regarding windows. Mr. Hansen asked if there would be any notice on the single door on Haven to direct patrons to the double entrance door. Mr. O'Neil replied yes, they can do something like that. Mr. Tuttle moved the CPDC close the Public Hearing for Site Plan Review for Portland Pie Company at 54 Haven Street. Mr. Hansen seconded and the motion carried 5 -0 -0. The CPDC reviewed the draft decision. Ms. Wilson asked how often trash will be removed. Mr. O'Neil replied that it would likely be approximately 3 times a week. The CPDC agreed to include a condition for the windows to remain clear and a condition for the Fire Department. Mr. Tuttle moved the CPDC to approve the Site Plan Review Decision for Portland Pie Company at 54 Haven Street as amended. Mr. Weston seconded and the motion carried 5 -0 -0. Forest Acres Subdivision — Bond Reduction Reauest Mr. Zambouras told the CPDC that the developer has completed a substantial amount of work for the project. There is still some site work required for the unconstructed houses and some of the roadway work is still needed in addition to some landscaping. The Conservation Administrator request we retain $10,000.00 for the three lots within their jurisdiction. The CPDC reviewed the Town Engineer memo and request for reduction. Mr. Tuttle moved the CPDC approve the release of $113,244 from the bond for the completion of Bethune Avenue and establish a new bond in the amount of $188,388.75. Mr. Weston seconded and the motion carried 5 -0 -0. Corey Lane — Bond Reduction Request Mr. Zambouras told the CPDC that the developer still has some outstanding work. However, we have received an as -built and a street acceptance plan. The remaining work includes some crack sealing due to some wear and tear and some of the drainage structures need to be raised. The developer is in the process of closing out their business, so they requested that we close out the existing bond and establish a new passbook with the funds to complete the remaining work. The passbook account would list the town as an accountholder and the developer cannot withdrawal without approval from the Town. However, the Town may withdrawal from the account without approval from the developer. The hope is to have Town Meeting accept the road this spring. The CPDC will need to issue a Certificate of Completion in order to have the road accepted, so it may not happen this spring. Page 4 of 6 CPDC Minutes of 2/11/2013 Mr. Tuttle moved the CPDC to release the $10,205.00 bond for Corey Lane and establish a new bond amount of $1,700.00 subject to approval of the Town of Reading Treasurer. Mr. Hansen seconded and the motion carried 5 -0 -0. Zoning Map Working Session Mr. Zambouras told the CPDC that they discovered a minor error in the map about a year and half ago. When the maps were digitized back in the 80's there were some errors entered into the digital system. There is also some information regarding a 1986 map which we cannot find. We have been working to gather as much information as we can to identify all the errors. So far there seems to be approximately 35 errors. In order to address these errors it may require Town Meeting approval. Mr. Weston asked if there should be a standing agenda item for this topic. Mr. Zambouras replied that it will likely require a few public hearings. The next step is to review all the drafting errors. Mr. Adams asked if any of the errors found would affect an individual or make a property non - conforming. Mr. Zambouras replied no. Mr. Adams asked what would happen is Town Meeting did not accept it. Mr. Zambouras that Town Meeting would be approving a new map based on what was previously approved, just not noted on the map correctly. Ms. Delios said that Town Counsel indicated this could be done in one Article at Town Meeting. Mr. Weston expressed concern that one property owner could prevent the whole Article from being approved. He added that staff should meet with Town Counsel to go over the details of the amendments. The CPDC agreed the next steps should be for Town Counsel to meet with staff and review all the drafting errors. It may be that these errors are not true changes. Mr. Zambouras added that it would be best to get this on annual Town Meeting, but there may not be enough time. Mr. Weston asked about the wetlands on the zoning map. Mr. Zambouras replied that the zoning map shows the wetland boundaries. These boundaries related to the wetland zoning regulations. Mr. Weston suggested that this be eliminated from the zoning bylaw. Ms. Delios told the CPDC that there may be money available to complete a comprehensive update to the Zoning By -Law. This could be an issue to tackle at that time. Mr. Tuttle told the CPDC he put together something as a result of Article 10, which would eliminate the special permit for billboards. Currently, the zoning allows the ZBA to approve a billboard through a Special Permit. Ms. Delios reminded the CPDC the warrant closes in two weeks and it would be very difficult to put everything together. Mr. Weston added that if a request was submitted to the ZBA, the public hearing would likely be very well attended, similar to the CPDC public hearing. Planning Updates It was suggested that the CPDC start earlier since the meetings tend to go late in the evening. Mr. Weston replied they have tried 7PM meetings and it makes it difficult for those coming in from Boston. Mr. Adams replied another option is to hold an additional meeting. Mr. Tuttle said in the past, they had meetings dedicated solely to zoning workshops. The CPDC discussed other alternatives for meeting schedules. It was agreed to add a meeting in March on the 13th Ms. Delios told the CPDC that Building 9 of the Reading Woods Development project is completed and Building 8 is under construction. The Flower Shoppe at Eric's is now at Brande Court and Leah's is a Page 5 of 6 CPDC Minutes of 2/11/2013 new hair salon on Haven Street next to the Hot Spot. In addition, there are new owners coming for the Wine Shop. Eric's Greenhouse is for sale and the developer is proposing an assisted living facility. They were before the ZBA for a Special Permit under non - conforming; however one of the lots contains a single family structure and is not a non - conforming lot. So they may seek a use variance or zoning change. A sign and zoning enforcement work plan is being prepared and will be provided to the CPDC, EDC and BOS. The Housing Production Plan will be before the BOS tomorrow night and we are continuing to work with MAPC on the DLTA Grant investigating the possibility for a shared housing coordinator position. Approval of Minutes Mr. Adams tabled the approval of the January 24, 2013 minutes to the next meeting. The CPDC reviewed the minutes for 12/10/12 and 1/14/13. Mr. Tuttle moved the CPDC to approve the minutes from the December 10, 2012 CPDC meeting as amended. Mr. Hansen seconded and the motion carried 4 -0 -1. Mr. Tuttle moved the CPDC to approve the minutes from the January 14, 2013 CPDC meeting as amended. Mr. Safina seconded and the motion carried 5 -0 -0. Adjournment On a motion by Mr. Tuttle, seconded by Mr. Hansen, the CPDC voted to adjourn at 10:35 PM by a vote of 5 -0 -0. Respectfully Submitted, Jessie Wilson Recording Secretary Page 6 of 6