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HomeMy WebLinkAbout2021-04-28 Community Planning and Development Commission Minutesr Town of Reading 'R'EC"E'1VED Meeting Minutes TOWN CLERK RF.AD!NC% tAA. i6'+I.YCOP Y� Board - Committee - commission - council: 2521 OCT 26 AM 11: 57 community Planning and Development Commission Date: 2021-04-28 Time: 7:30 PM Building: Location: Remote Meeting - Zoom Address: Session: Purpose: Meeting Version: Attendees: Members: John Weston, Chair; Nick Safina, Heather Clish, Tony D'Arezzo-Associate, Linda Harrison Members - Not Present: Pamela Adrian Others Present: Community Development Director Julie Mercier, Staff Planner Andrew MacNichol, Lori Haverty, Robert Lee, Bill Cushing, Haley Benitez, Mike Sergi, Naomi Kaufman, Karen Pinette, Marcia LaVita Minutes Respectfully Submitted By: Andrew MacNichol Topics of Discussion: MEETING HELD REMOTELY VIA ZOOM Chairman John Weston called the meeting to order at 7:31 PM. Community Development Director Julie Mercier explained the protocols for tonight's meeting that is being held virtually as all hearings throughout the pandemic have been. She presented the Zoom Meeting information to the public for those wishing to join. She explained the features of the Zoom program and how to provide comments for any given application. She added that RCN is broadcasting and recording the meeting. Mr. Weston asked Ms. Mercier to provide a summary and update on the new zoning language that was recently approved at Town Meeting, as a number of applications to be discussed tonight are utilizing the zoning. Mr. Weston continued that on the evening of Monday May 26th Town Meeting made amendments to the proposed zoning language that should be explained to the Board and to the public. Ms. Mercier agreed and informed all that the one amendment was passed, which added language requiring a minimum of seven-day notification to abutters for any Outdoor Commerce, Dining, Programming or Storage (OCDPS) application. No decision of approval, administratively or approved by the CPDC, is to be issued until such notification is provided. Ms. Clish added that an amendment was proposed to ensure that these applications are reviewed on a yearly basis but the amendment was narrowly defeated. Ms. Mercier agreed and found such is worth noting. Conditions within each decision will require yearly check -ins on any OCDPS applications. Public Meeting Minor Site Plan Review for Outdoor Commerce, Dining, Programming or Storage: 13 High Street, Tread Tread on the Mill business owner Lori Haverty was present on behalf of the application. She began by informing the Board that for the last year the Reading locations of her business have been closed and she has not received any grant support to help the business. This year the Reading locations at 6 Linden Street and 13 High Street are able to open at a 200/0 capacity and in efforts to expand such they are looking to provide some outdoor r Town of Reading Meeting Minutes programming at the High Street location. Ms. Haverty stated that she is looking to provide more support to both customers and her employees by adding this additional outdoor programming. Ms. Haverty informed the Board that indoor capacity of her gyms likely won't be increased until August of 2021. She continued that she would like to utilize outdoor programming so that when August comes her customers will be more comfortable to come indoors. Mr. Weston asked for more details about the area being used for outdoor programming. Ms. Haverty replied that she is looking to utilize the private lot at 13 High Street to conduct programming classes in front of her storefront. Normally the area is used for Tread's customer parking, however, the landlord and abutting businesses do not use the private parking lot very early on weekend mornings which allows the space to be used. Ms. Haverty stated that she sends weekly emails to her customers reminding them where to park and which spaces can and cannot be utilized. Mr. MacNichol shared the site aerial plan on- screen. He explained that the pink spaces shown are those utilized by the abutting businesses when open and the images of the cars depict Tread's parking area. Tread's parking area is marked by a yellow line and is to be used for outdoor programming. Mr. Weston asked if the entire parking area is to be closed during the outdoor programming. Mr. MacNichol responded that is the intent and was a request of the Reading Police Department as well. Outdoor programming customers will be instructed to park at the Reading Train Depot, or other surrounding areas, in order to keep the lot free of traffic. Ms. Haverty added that the drive entry will be blocked by either a desk and staff or by car. Mr. Safina asked if workout equipment is brought out daily. Ms. Haverty replied in the affirmative. She stated workout bands and equipment are brought out through the business's southernmost door. Mr. Safina asked if music is to be played outdoors. Ms. Haverty answered that they utilize a Sono's Bluetooth speaker, which is a standard portable home speaker. She stated no microphones will be utilized. Ms. Haverty stated that a number of customers also park at the Brande Court site and walk over. Ms. Clish asked the number of customers allowed indoors. Ms. Haverty stated that currently twelve (12) customers are allowed indoors. She explained that the number of classes available have been increased in order to get the demand of customers in but it is not sustainable. Ms. Haverty opined that having fifteen (15) additional customers outdoors would be a substantial improvement. Mr. Safina asked why the outdoor programming is to end at 10:00AM. Ms. Haverty informed the Board that the abutting liquor store opens at 10:00AM and she does not wish to impact them. She stated that between 7:OOAM and 10:00AM she can run three subsequent classes. Mr. Safina asked if expansion was possible. Ms. Haverty replied that she did not wish to open before 6:OOAM due to potential impacts to abutters. Ms. Clish asked if weekday mornings would become available. Ms. Haverty replied it is unlikely as the highest demand comes on weekends. Mr. Safina asked if use of the Town Common could be considered. Ms. Haverty replied that she would be open to such idea. Mr. D'Arezzo asked for an explanation of how a typical class is run. Ms. Haverty stated that the 13 High Street location is a spin studio which conducts strength classes. Mr. D'Arezzo asked if the weights are solid or plates. Ms. Haverty answered that the weights are all solid. There are no weight machines besides treadmills. Town of Reading Meeting Minutes Mr. D'Arezzo expressed concern with the outdoor music. He stated a number of residents abut the site and the General Bylaw prohibits outdoor sound amplification. Mr. Safina stated that outdoor amplification was allowed at recreational fields. Ms. Mercier added that the language was thought to prohibit commercial entities from broadcasting sales over outdoor loudspeakers. Mr. Safina asked if outdoor restaurants played outdoor music. Ms. Haverty explained that the speaker is set up indoors and does not affect personal conversations. She continued that she would not wish to negatively impact abutters. Mr. D'Arezzo suggested that a condition be placed related to such. Mr. Weston agreed that a condition could be placed requiring remediation if complaints are filed. Mr. MacNichol shared the Draft Decision on-screen. The Board reviewed the entirety of the Decision, Mr. MacNichol stated that the zoning language has yet to be approved by the Attorney General thus the Applicant is proceeding at their own risk. Mr. Safina asked if the Applicant could still implement their outdoor programming immediately. Mr. MacNichol replied in the affirmative. Ms. Mercier added that there is a home rule that zoning approved at Town Meeting is not effective until seven (7) days after Town Meeting, and similarly the Applicant proceeds at their own risk. Ms. Haverty stated that outdoor classes will not begin until the following week. Mr. MacNichol stated that the area to be utilized is approximately 100 -feet by 36 -feet for a total of approximately 3,600 square -feet. Mr. Safina asked if indoor classes will be run in conjunction with the outdoor classes. Ms. Haverty replied in the negative due to amount of staffing available. Mr. MacNichol asked to clarify the normal capacity limits of 13 High Street. Ms. Haverty replied that forty (40) customers are allowed indoors under normal conditions but currently twelve (12) are allowed. Ms. Clish recommended modifying the language from forty (40) people to forty (40) customers so as to not restrict employees and others from being on-site as well. The Board agreed. Mr. D'Arezzo asked what happens if indoor capacities are increased. Mr. Weston found that the condition on use limits was worded appropriately. Mr. D'Arezzo opined that outdoor customers be allowed in conjunction with the forty (40) indoor customers. Mr. Safina asked if such would result in a parking issue. Ms. Haverty replied it would not on weekends. Mr. Safina stated the business is also found within 300 -feet of a municipal lot and is thus exempt from parking requirements. Mr. Weston stated that intensification of use should not be allowed at this moment in time. Ms. Haverty stated that she currently does not have the capacity to manage more than forty (40) people at a time. Mr. Weston stated that if increased intensity is desired in the future the Applicant can return to discuss. Ms. Haverty agreed. Ms. Mercier asked if allowing the outdoor use from April through November was sufficient. Ms. Haverty replied in the affirmative. The Board discussed the hours of use and questioned how early the site needs to open. Ms. Haverty replied that she would like to setup the outdoor classes between 6:45AM and 7:OOAM as the first class starts at 7:15AM. The Board found 6:45AM to be an appropriate time. Mr. MacNichol explained that a condition is placed to require the Applicant to provide annual documentation that future outdoor use complies with the approval herein. The Board found the language appropriate. Mr. Weston asked to add a condition on noise limits. Mr. D'Arezzo made a motion to approve the requested parking waiver for the Minor Site Plan Review for Outdoor Commerce, Dining, Programming or Storage at 13 High Street. Ms. Clish seconded the motion and it was approved 5-0-0. r Town of Reading x' Meeting Minutes ,JII.V{'OPf�� Ms. Clish made a motion to approve the Minor Site Plan Review for Outdoor Commerce, Dining, Programming or Storage at 13 Nigh Street as proposed. Mr. D'Arezzo seconded the motion and it was approved 5-0-0. Public Meeting Minor Site Plan Review for Outdoor Commerce, Dining, Programming or Storage: 580 Main Street, Christopher's Christopher's Restaurant manager Bill Cushing was present on behalf of the application. Mr. MacNichol shared images of the site on-screen. He explained that the Applicant was looking to expand dining into the raised walkway at the 580 Main Street site. The business conducted the outdoor dining during the summer of 2020 and would like to do the same this year, but with the addition of four (4) more seats. The total seats proposed outdoors is twenty-four (24). Mr. MacNichol explained that Christopher's Restaurant would provide full service to the outdoor tables, just as an indoor table would be served. The 580 Main Street site is a multi -tenant building. At the time, the neighboring Kumon business was closed, but Mr. Cushing stated that he has discussed the outdoor dining proposal with them. Mr. Weston asked if Kumon access is maintained. Mr. Cushing replied in the affirmative and added that the owner has no issues with the outdoor dining layout. Mr. Safina asked how close the new tables would be to the business entry. Mr. Cushing replied it is about six -feet from the door. He continued that the tables to the right of the door would be placed against the railing and be at least ten -feet from the Bank of America entry. Mr. Cushing explained that the walkway is about eight -feet wide and each two -person table is about two -feet wide which leaves six -feet of space. Mr, Safina stated that egress must be maintained at all times. Mr. Safina asked what the current indoor seating capacity is. Mr. Cushing replied current seating is limited to thirty-six (36) people. Mr. Safina questioned, if Kumon were to open, how many people would be inside at once. Mr. Weston stated that typically eight (8) to ten (10) people are in Kumon at once, as he has previous experience with the business. Mr. Cushing stated that in 2020 Town Staff reviewed the layout to ensure it was ADA accessible. Mr. Safina stated that the ADA ramp is located at the other end of the building. Mr. D'Arezzo suggested that the location of the two (2) additional tables be reviewed. Mr. Safina suggested placing all tables against the wall and leave the railing side open. With the windows being blocked -off it would not intrude on indoor nor outdoor customers. Mr. Cushing agreed to the suggestion. Mr. MacNichol shared the Draft Decision for the application on-screen. Ms. Clish questioned that if the indoor seating capacity was to be unrestricted and allow all seventy (70) seats, would the outdoor dining still be available to the applicant. She asked if they would need to remove twenty-four (24) indoor seats. Mr. MacNichol stated that there is a condition within the Draft Decision limiting total seating to seventy (70). Mr. Cushing added that the restaurant is never at 100% seating capacity and is okay with seventy (70) total seats. Mr. MacNichol asked if the tables and chairs are brought inside daily. Mr. Cushing replied in the affirmative. Mr. Weston suggested that language requiring all outdoor seating to remain in the elevated walkway be added. Mr. Cushing stated that he is okay with such language as he has no intent to remove parking for seating. Mr. Safina stated the area for outdoor dining is approximately five -hundred (500) square -feet. Mr. Safina opined that the temporary banners be installed in a more aesthetically pleasing way. Mr. Cushing agreed. Mr. MacNichol added that any temporary signage must conform to the Zoning Bylaw. F Town of Reading a Meeting Minutes �a a' ,P�PIK P� Mr. Safina stated a condition should be placed that all egress and accessibility clearances be maintained at all times. Ms. Clish made a motion to approve the Minor Site Plan Review for Outdoor Commerce, Dining, Programming or Storage at 580 Main Street as proposed. Mr. D'Arezzo seconded the motion and it was approved 5-0-0. Public Meeting Minor Site Plan Review for Outdoor Commerce. Dining. Programming or Storage, 296 Salem Street, Mandarin Mandarin's manager Robert Lee was present on behalf of the application. Mr. Lee explained that he would like to temporarily utilize the outdoor garden area located in front of the Mandarin building for outdoor dining. He continued that Mandarin utilized the same outdoor dining layout last year. A total of thirty-two (32) seats would be placed outdoors across eight (8) tables with four (4) seats each. Mr. Lee stated that a number of parking spaces would be blocked off in order to provide separation between the dining area and the drive aisle. He stated any ADA spots that are impacted will be relocated. A series of weighted cones would be used to prohibit parking in the front spaces. Mr. Lee informed the Board that a wooden guardrail would be utilized across a number of weighted planters to separate and protect the dining area. Images of the site were shown on-screen. Mr, Lee continued that solar powered lighting will be utilized at each table and that they will shut off late in the evening. Umbrellas will also be installed for weather protection. Mr. Weston asked if the cones were used in the previous year. Mr. Lee replied in the affirmative but noted the cones this year are much heavier and are chained together. Mr. D'Arezzo suggested coning off the adjacent parking space. Mr. Lee replied that he can provide additional cones for such. Mr. D'Arezzo opined that more weighted planters be provided in order to reduce the separation between each, as it appeared as -if a car could fit through the current layout. Mr. Lee replied that he met with staff departments who seemed okay with the layout. Mr. Weston stated that the Fire Department has requested a better barricade be used in order to protect patrons. Mr. MacNichol added that no specifics were requested but improvements should be made. Mr. Weston found that additional weighted planters would be beneficial. He suggested that planters be placed every six- to eight -feet. Mr. D'Arezzo asked if the lights have a switch to turn them off or if they shut off themselves. Mr. Lee replied that they turn off themselves and that there is no switch. Mr. D'Arezzo stated that there are residential abutters to the business. Mr. Safina stated that the existing fence appears to be taller than the light posts and found that solar powered lamps are not all that bright. Mr. Lee agreed that the lighting is not very bright. Mr. MacNichol asked if the tables and chairs are secured since they are left out overnight. Mr. Lee replied that the umbrellas are not opened on windy days. Mr. Safina stated that sandbags were used in the prior year and should be utilized again in case of inclement weather. Mr. Weston asked if the request is to have the outdoor dining for just this year. Mr. Lee replied in the affirmative. Mr. Weston stated that if the need for outdoor dining is required next year the Applicant can come back before CPDC. He continued that because of the parking impact on-site the use should be reviewed again if seating capacity were F Town of Reading Meeting Minutes unrestricted. Mr. Weston asked to place a condition on requiring the additional planters discussed. The Board agreed that the Draft Decision should omit language on requirements from the Board of Health during the Covid-19 Pandemic as such is subject to change and out of the Board's control. Mr. Lee clarified that currently the restaurant can seat sixty-five (65) people indoors. Typically, the restaurant can sit one -hundred -seventy-five (175). Mr. D'Arezzo questioned what the walkway at the rear of the site is used for. Mr. Lee clarified that it is used for employee parking. Mr. D'Arezzo stated that Table One is restricting the access to such and employees should not leave when patrons are outdoors. Mr. Safina stated the area may be accessed by Bay State Road. Mr. Lee stated that no vehicles would travel in the lane while customers are outdoors. Mr. D'Arezzo found that Table One was an appropriate distance away from residential abutters. Mr. Lee asked who is responsible for maintaining the landscaped area along Bay State Road. Mr. Weston stated it appears to be on Town property. Ms. Mercier added that she will inform the Department of Public Works (DPW) that the area needs to be cleaned. Ms. Clish made a motion to approve the requested parking waiver for the Minor Site Plan Review for Outdoor Commerce, Dining, Programming or Storage at 296 Salem Street. Mr. D'Arezzo seconded the motion and it was approved 5-0-0. Ms. Clish made a motion to approve the Minor Site Plan Review for Outdoor Commerce, Dining, Programming or Storage at 296 Salem Street as proposed. Mr. D'Arezzo seconded the motion and it was approved 5-0-0. Public Meeting Minor Site Plan Review for Outdoor Commerce Dining Programming or Storage, 50 Walkers Brook Drive, Fuddruckers Fuddruckers manager and franchise owner Haley Benitez was present on behalf of the application. Ms. Benitez stated that Fuddruckers is looking to place five (5) tables, that would total eighteen (18) seats, in the sidewalk of their site at 50 Walkers Brook Drive. This is the same layout as last year. Three (3) tables would be placed to the right of the emergency access door, two (2) to the left, and a temporary handicap ramp will be included. One of the tables will also be a handicap accessible table. Ms. Benitez explained that the tables and chairs are brought in and out daily as they are tables not eligible to be used indoors right now. A trash receptacle will also be placed outdoors and will be emptied daily by staff. She continued to explain that the business closes before the sun goes down so no additional lighting is proposed. The dining area is located under the buildings canopy so no umbrellas or screening is needed. Ms. Benitez stated that the outdoor dining is not a huge hit for Fuddruckers but patrons from Richardson's Ice Cream and other abutting businesses used them as well. They have received calls asking if outdoor dining is available so they would like to maintain the option for such. Mr. Safina questioned if long-term outdoor dining could be considered. He continued to explain that the site could be well designed if the planters were removed then the tables could be pushed further back. This would allow better screening and additional tables. Ms. Benitez replied that Jordan's Furniture would need to approve any such concepts but it is worth looking at. Mr. Weston agreed and found that outdoor dining would be a benefit for all in the future. He stated the site has a large area that is typically unutilized. Town of Reading X Meeting Minutes Mr. MacNichol recommended moving the handicap accessible table closer to the ADA ramp by switching the location with Table 3. Ms. Benitez stated that would be helpful but there is also an ADA ramp located 100'to the right. Ms. Mercier asked if April through November worked for the Applicant and if the Applicant was looking for temporary approval. Ms. Benitez replied in the affirmative as the outdoor dining is tough for Fuddruckers customers. The tables are not fully served and all condiments and toppings are found inside. Because the adjacent door is emergency access only, customers must walk a long distance to get back inside. Mr. D'Arezzo asked if the Applicant would be serving alcohol. Ms. Benitez replied the site does serve alcohol but customers cannot take such outside of the Fuddruckers interior. Mr. D'Arezzo found that the S-15 Zoning District does abut the site and this should be placed in the Decision. Mr. D'Arezzo made a motion to approve the Minor Site Plan Review for Outdoor Commerce, Dining, Programming or Storage at 296 Salem Street as proposed. Ms. Clish seconded the motion and it was approved 5-0-0. Other Business Approval Not Required (ANR) Plan Endorsement, Lenetta Lane Mr. Mike Sergi was present on behalf of the application. He stated that in 2017 the Lenetta Lane subdivision was approved and it is now nearing completion. It was found that the westerly boundary lines were shown in error. This error has now been corrected and all zoning requirements are still met. Mr. D'Arezzo asked if an earlier ANR Plan was endorsed. Mr. Sergi replied that a Definitive Subdivision application was approved and not an ANR. Mr. D'Arezzo made a motion to endorse the ANR Plan of Lenetta Lane, as dated 4/25/21. Ms. Clish seconded the motion and it was approved 5-0-0. Minutes 1/25/21 Mr. Weston made a motion to approved the CPDC Meeting minutes of 1/25/21 as amended. Mr. D'Arezzo seconded the motion and it was approved 5-0-0. 2/8/21 Mr. Weston made a motion to approved the CPDC Meeting minutes of 2/8/21 as amended. Mr. D'Arezzo seconded the motion and it was approved 5-0-0. Adiournmen[ Ms. Clish made a motion to adjourn the meeting at 11:07 PM. The motion was seconded by Mr. Safina and approved with a 5-0-0 vote. Documents Reviewed at the Meeting: • CPDC Agenda 4/28/21 CPDC Minutes of 1/25/21 and 2/8121 13 High Street, Minor Site Plan Review o Outdoor Commerce, Dining, Programming or Storage Application 0 13 High Street Parking Plan 0 13 High Street site images 1, 2, and 3 0 Draft Decision, dated 4/28/21 V Town of Reading Meeting Minutes ° 580 Main Street, Minor Site Plan Review o Outdoor Commerce, Dining, Programming or Storage Application 0 580 Main Street site image C Draft Decision, dated 4/28/21 ° 296 Salem Street, Minor Site Plan Review c Outdoor Commerce, Dining, Programming or Storage Application c Mandarin Outdoor Dining Diagrams 1, 2, and 3 o Mandarin site images 1, 2, and 3 c Proposed ADA parking space relocation o Barricade for outdoor dining area spec sheet o Outdoor lantern spec sheet o Draft Decision, dated 4/28/21 ° 50 Walkers Brook Drive, Minor Site Plan Review o Outdoor Commerce, Dining, Programming or Storage Application o Fuddruckers Sidewalk Dining Plan o Fuddruckers Parking Lot Layout sheet o Fuddruckers Covid Furniture Plan o Draft Decision, dated 4/28/21 ° ANR Plan Endorsement, Lenetta Lane 0 Form A - ANR Application, dated 4/13/21 o ANR Plan Sheet for Lenetta Lane, dated 4/5/21 o Memo from Staff Planner, dated 4/28/21