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HomeMy WebLinkAbout2021-05-04 Community Planning and Development Commission MinutesTown of Reading RECEIVED MeetingMinutes TOWN CLERK RI:?„f,`1G, MA. �a 2021 OCT 26 AM 11: 57 Board - Committee - Commission - Council: Community Planning and Development Commission Date: 2021-05-04 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, Pamela Adrian Members - Not Present: Others Present: Community Development Director Julie Mercier, Staff Planner Andrew MacNichol, Jared Palladino, Jean Cabral, Minutes Respectfully Submitted By: Andrew MacNichol Topics of Discussion: MEETING HELD REMOTELY VIA ZOOM Chairman John Weston called the meeting to order at 7:30 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. Public Meeting Minor Site Plan Review for Outdoor Commerce, Dining, Programmino or Storage: 122 Main Street Cal's Creamery and Brick Oven Pizza Mr. Weston clarified that the application under discussion is to allow for outdoor dining at a business that has yet to open. The business does not need CPDC approval to open but the use of outdoor dining does require a Minor Site Plan Review approval. Ms. Mercier agreed that a full Site Plan Review was not triggered. Business owner Jared Palladino was present on behalf of the application. Mr. Palladino stated that he is opening a new ice cream shop, as well as an adjacent pizza shop, at the 122 Main Street building. He continued that each business will have about twenty seats each and that the ice cream store will most likely open sooner than the pizza shop. Both uses will be open year-round, however, the outdoor dining will be seasonal. Mr. Palladino stated that it was his intent to place picnic tables outdoors in order for customers to take their food and eat under the buildings canopy covering. He informed the Board that neither the ice cream shop nor the pizza shop will serve or wait on the tables. Mr. Weston asked if the two businesses are separated in the interior. Mr. Palladino replied in the affirmative and stated that he has put in new interior walls. A common hallway does exist in order for the sites to share a handicapped accessible bathroom(s). Mr. Weston asked if the businesses will have separate hours. Mr. Palladino again replied in the affirmative. The pizza shop hours are expected to be 11:00am-8:00pm on weekdays and 11:00am-9:00pm on weekends. The pizza shop will likely be closed on Mondays. The ice cream shop will be open seven days a week in the summer from 12:00pm-10:00pm, though F Town of Reading a�o? Meeting Minutes �OjDwcort°` it may close earlier in the winter seasons. Mr. Weston asked if individual slices will be sold. Mr. Palladino stated individual slices will be sold as well as other individual snack items. Ms. Clish asked if beer or wine would be sold on-site. Mr. Palladino stated at this moment in time they are not looking to sell alcohol but he did not want to rule it out in the future. He stated he would have concerns serving alcohol with children around. Ms. Adrian asked if Mr. Palladino had prior experience in running a business. Mr. Palladino replied that his family owns a similar business in Wakefield that he had a partnership with. Ms. Adrian asked if the Wakefield location had outdoor dining. Mr. Palladino replied in the negative as there are only benches at the Wakefield location, no picnic tables. Ms. Adrian asked if the proposed outdoor dining was impacting parking on the site. Mr. Palladino replied in the negative and stated most tables will be located under the building canopy. Mr. Safina asked why two tables were not located under the canopy. Mr. Palladino answered that there is an existing brick patio to the right of the canopy that he would like to take advantage of by providing tables. Mr. Safina asked if the tables would be blocking any access. Mr. Palladino stated there was a fenced area that contained refrigeration units for the business. Mr. Safina asked if the site shares its parking, circulation and access with the abutting business. Mr. Palladino replied that is currently the case but it may change in the near future due to the new traffic light being installed at the corner of Hopkins Street and Main Street. Mr. Safina asked if it is the intent to have entry and exit from the south driveway. Mr. Palladino stated the current intent is to maintain the existing traffic flow of entering the southernmost driveway and exiting to the north at Harrow's. He continued that he may have to open the middle curb cut, which is currently blocked off, if traffic is impacted. Mr. Safina asked if such middle driveway would be used for entry and exit of the shared site. Mr. Palladino replied in the affirmative. Mr. Safina questioned if the traffic pattern needed to be reviewed by the CPDC. Ms. Mercier answered that if the driveways or the parking layout were to change it may trigger a full Site Plan Review. Mr. Safina opined increasing screening on the Hopkins Street side of the site. He asked how the building signage would work and where the split is located. Mr. Palladino replied that the take-out windows will be for the ice cream shop only and the split wall will be near there. He continued that each business will have their own wall signage but the sign applications have not yet been submitted. Mr. D'Arezzo questioned if the site had enough parking to accommodate the interior and exterior seating. He continued that parking requirements are based on number of seats plus employees and the proposed seating is in excess of what is allowed. Mr. Palladino confirmed that twenty-two (22) spaces exist on-site. Eight (8) spaces are found to the rear of the site and fourteen (14) out front. Mr. Palladino continued by stating that he has a shared parking agreement with the owner of 100 Main Street/150 Main Street. Mr. D'Arezzo asked what size the picnic tables are. Mr. Palladino replied that the tables are 76 -inches long which can fit about six (6) people each. Mr. D'Arezzo stated that raises the total seating on-site to eighty-eight (88). Mr. Palladino clarified that the picnic tables are split between the two businesses. Mr. Weston found that the owner may be providing twenty (20) seats inside each business but he may be allowed more interior seating than that. He opined that a shared parking agreement would help allow more seating. Mr. Safina agreed that knowing the maximum seating allowed indoors will help determine if the outdoor seating is intensifying the use of the site. Mr. Safina stated that the Draft Decision states the business can only have up to twenty (20) interior seats. Mr. Palladino responded that twenty (20) seats was the number in which he gave to Town Staff to intend to use only. Mr. Safina suggested rewording the Draft Decision language. Ms. Mercier stated that she has not r Town of Reading Meeting Minutes received the shared parking agreement as of yet. Mr. Safina questioned how many parking spaces are shared between the new businesses and the 150 Main Street site. Mr. Palladino replied that he does not have an exact number but can work out details as early as tomorrow. Ms. Clish questioned if the use can be intensifying if the business has not opened yet. She agreed that knowing total number of seating allowed on-site, based on parking restrictions, would be helpful. Mr. Palladino stated that Dandelions Ice Cream also has picnic tables that have been successful and he wishes to mimic such. Mr. Weston opined that a full Site Plan Review would have evaluated both indoors and outdoors. Mr. Safina stated that downtown businesses may be exempt from some parking requirements but that is not the case with this site. He found that ten (10) parking spaces are required for the indoor seating. If the business owner wishes for twelve (12) employees on-site that raises the parking requirement to twenty-two (22) spaces, as existing. Because the parking requirements have been met the forty-eight (48) outdoor seats would require an additional twelve (12) parking spaces. Mr. Safina continued that a shared agreement for the employee parking would be most beneficial as it would allow the site to have more seating without needing more parking. He stated he would be okay approving the review on the condition that such shared parking agreement be submitted. Mr. D'Arezzo asked about the dumpster location and management. Mr. Palladino replied it is his intent to have the dumpster inside at the rear loading bay but this would need fire department approval. He stated that if the Fire Department does not approve the indoor dumpster he would need to construct an outdoor dumpster enclosure in the rear of the site. Mr. Weston stated this issue exists regardless if outdoor seating is allowed or not. Mr. Palladino agreed and informed the Board that the Board of Health requires the dumpster to be on-site. Mr. D'Arezzo asked if Mr. Palladino would have his employees park off-site. Mr. Palladino replied that he can enforce such a policy. Mr. D'Arezzo asked about site lighting. He asked if the existing lighting was motion sensed or timed. Mr. Palladino stated a new gooseneck light was installed above the garage on the buildings rear facade and shines directly on the ground. He stated that there is an existing motion censored spotlight on the side of the building. Mr. Palladino stated that the spotlight does need to be adjusted as he has not done so yet. He continued that the parking lot lighting is being changed from a halogen light to a modern LED downlight that will aim directly down to the parking lot. All lighting within the canopy has been changed into recessed LED lighting in order to reduce light spillage. Mr. Weston opened the meeting to public comment. Ms. Jean Cabral of 91 Hopkins Street stated a number of her concerns have been discussed already. She continued that there have been previous issues of a dumpster in the rear of the site and the previous owner agreed to move the dumpster to the front of the site. She questioned why the new owner could not also have the dumpster in the front. Ms. Cabral continued that the site has been vastly improved visually but she had concerns over the parking area along Hopkins Street. She opined that the area is unsafe and vehicles block views of pedestrians walking in the area due to the existing retaining wall. Ms. Cabral stated that there is no overflow parking as no formal street parking exists on Main Street or Hopkins Street which adds to the concerns. Ms. Cabral opined that the site was not constructed to hold nearly one -hundred people as proposed with the indoor and outdoor seating. She feared it would lead to parking along Town of Reading i Meeting Minutes '°uRoce^° Hopkins Street and in front of her house. She questioned why she was not notified of the change of business even if it did not trigger formal review. Mr. Weston answered a large number of businesses flip and it would be very difficult to capture all that do. Ms. Cabral stated that the area is already problematic for traffic and this business use will only add to such. Ms. Cabral questioned if the lighting within the canopy would be shielded as it once was. Ms. Cabral stated that the lights are currently on without any business and asked if lighting would be on after business hours. She continued that if outdoor music is played it should be limited in some way. She also asked if any signage would be placed in the rear of the site. Ms. Nancy Schena of 87 Hopkins Street stated that her main concern was with the dumpster location. She agreed with Ms. Cabral that when a dumpster previously existed in the rear there were a number of pest problems to the residents. She suggested the dumpster again be placed in the front of the building. Ms. Schena asked if screening could be increased along the Hopkins Street side. She stated that the new traffic light to be installed at the intersection of Main Street and Hopkins Street will dramatically impact the sites access and parking configuration. Mr. Weston stated that the current review is for the outdoor dining which somewhat limits the CPDC's ability to condition certain items. He continued that the comments are very helpful to be aware of for both the Town and Mr. Palladino. Mr. Weston asked if outdoor speakers will be installed. Mr. Palladino replied that ambient music will be played in the front of the building but there will be no speakers along the Hopkins Street side of the building nor the rear. Mr. Weston questioned if the CPDC could approve outdoor speakers. Mr. D'Arezzo answered that the CPDC has never approved such but there was a previous issue surrounding gas stations playing advertisements outside. Mr. Palladino replied he would not install speakers if they are not allowed. Mr. Safina asked if Biltmore and Main or Bunratty's Tavern played outdoor music for their dining. Mr. D'Arezzo replied in the negative. He stated outdoor amplification is restricted by the General Bylaw and not the Zoning Bylaw and is not allowed. Mr. Palladino stated that owner ]oe Calareso would allow him to place his dumpster on another lot but the Board of Health will not allow such. Mr. Palladino stated that if the Board of Health does allow him to move the dumpster off-site he will. Mr. Weston asked to clarify if new lighting is being installed. Mr. Palladino replied the lighting within the canopy was replaced with recessed LED lighting. He is also going to replace the light found above the garage at the rear of the site. Mr. Palladino stated lighting may be on up to an hour after the close of business in order for employees to clean up the outdoor area. Mr. Safina agreed that the new canned lighting should be less obtrusive. Ms. Cabral stated the canopy is currently opened when it was previously shielded. She questioned why the panel was taken down. Mr. Palladino answered that there was no panel when he purchased the building. He continued that the lights are 2700K and yellow in color. Mr. Weston opined point of views are important to factor in for lighting. Mr. Safina reiterated additional screening and shielding should be provided for the Hopkins Street residents. Mr. Weston stated that he understood the traffic and safety concerns but there is nothing that the Minor Site Plan Review process can change. He opined that traffic may have been more when Calareso's occupied the site. Mr. D'Arezzo asked if the rear parking lot is one shared entry and exit. Mr. Palladino replied that the whole area is paved but is not currently striped. He continued that he is indifferent to striping it or not, but striping such may help Town of Reading 3 X Meeting Minutes 6° S° direct traffic. Mr. Weston asked if the rear parking provided access to the site. Mr. Palladino answered that there is an existing staircase that leads to the front area. He added that Harrow's closes at 7:OOPM and summer is actually their 'off-season' which will help open more parking. Mr. Weston stated that it is the expectation that the site capacity is to be limited to what is allowed under parking restrictions. He continued that the ability to have outdoor dining is not to add to what is allowed indoors but to work in conjunction with such. Mr. Palladino agreed and stated he does not ever expect to have ninety plus people on-site at one time as that exceeds occupancy limits and the parking would not allow for such. He understood the restrictions related to occupancy. Mr. Weston asked about site signage. Mr. Palladino answered that each business will have their own signage that is centered above their entry doors. There will be no signage at the rear of the building. Ms. Cabral reiterated the concern of the dumpster being outdoors. Mr. Palladino replied that his first intent is to get it indoors and will contact the Fire Department for the approval of such. He continued that he is meeting with the Board of Health within the week and will ask if there is a process where he can place the dumpster off-site. Ms. Adrian asked if an ordering system will be played over speakers. Mr. Palladino replied in the negative as the windows will be available for ice cream only. There are no loud speakers on-site. Mr. Weston brought up the need for additional screening along the rear portion of the site. He opined having a solid board structure would be an improvement for screening both light and noise. Ms. Clish opined an offsetting panel fence as it would improve aesthetics and comfortability. Mr. Palladino replied that he would be comfortable with a four -foot fence but any higher would be imposing due to the fence being on top of the five-foot retaining wall. He stated it is a large amount of work to replace the fence. Mr. Weston opined that typically a four -foot fence doesn't do much but due to the grade change it may be appropriate. Mr. Palladino added that he does want to be able to view the rear parking lot for safety reasons. Ms. Cabral questioned if walls could be installed on the canopy instead. Mr. Safina replied that if anything would be added to the canopy it would likely need to remain open as the canopy would not be designed to handle the wind against solid walls. Ms. Cabral asked if lattice fencing or a trellis would be appropriate as it acts as a wall and allows some visibility. Mr. Palladino replied that a solid 12 -foot wall is not appealing to him. He continued that the canopy does not reach the fence line. There is also a window in the area and grade changes which may lead to issues on securing any wall or trellis. Ms. Schena agreed that something to separate the commercial entity from the residential abutters should be installed. Mr. D'Arezzo stated a mix of something solid on the bottom and lattice on the top would be ideal for both the business owner and residents. Mr. Weston stated that he has personally explored such a design and it does not come stock. Mr. Safina asked what condition the existing fence is in. Mr. Palladino replied that the fence is painted and in good shape. Mr. Safina recommended installing a six-foot lattice screen that would be secured to the fence. This would increase screening at the bottom of the fence and leave the top open as desired by the Applicant. Ms. Clish agreed with this recommendation. Mr. Palladino stated the lattice would not be flush to the fence due to its posts width which is not ideal. Mr. Palladino agreed that a four -foot solid structure would be ideal. Mr. Safina stated plantings or planting boxes with pre -made lattice screening in the area would also be Town of Reading Y Meeting Minutes viable as they would not impact the fence. Mr. Weston agreed as long as six-foot tall screening is provided. The Board reviewed the Draft Decision for the application on-screen. Ms. Mercier summarized the additional conditions placed based on the discussions from the hearing. Conditions placed related to submittal of the shared parking agreement for the site, sound amplification, the dumpster relocation, lighting and the screening discussed. Ms. Adrian made a motion to approve the Minor Site Plan Review for outdoor Commerce, Dining, Programming or Storage at 122 Main Street. Ms. Clish seconded the motion and it was approved 5-0-0. Other Business Floodolain Bylaw Amendment Ms. Mercier stated she wanted to remind the Board of the updates to the Floodplain Bylaw that would bring it in compliance with the National Flood Insurance Program (NFIP). She stated Ms. Joy Dupervale, regional coordinator for the NFIP, was very helpful in making the needed changes and provided the language required to be changed. Mr. Weston felt the language was well written but can be tough for the general public to understand. He stated that he wasn't sure if there was an alternative or not. Ms. Mercier agreed and stated she did review model floodplain bylaws that could be used but the language proposed tonight was taken from such so it is not much different. Definitions needed have been added and those not needed have been proposed to be removed. One goal of such is avoiding conflicts with the building code and other regulations. Ms. Dupervale also provided input on additional sections that conflicted with regulations and/or were problematic. Ms. Mercier stated one important question to the Board was whether or not they would want to expand what uses are allowed in the floodplain districts or not. Currently the bylaw is very restrictive. Ms. Mercier provided a summary on the history of the floodplain bylaw. She shared a map depicting the floodplain areas. A number are found along rivers in Town and surrounding wetlands. However, some floodplain area is found close to Walkers Brook Drive where more development may be warranted. Developers could engineer their way out of the floodplain to expand or develop, something that is not allowed today under the current language. The areas are adjacent or close to Priority Development Areas identified by the Town. Mr. Safina asked if the restrictions were strictly local or if the NFIP has additional restrictions. Mr. Weston responded that other municipalities allow replacement of the compensatory storage, typically at a 2:1 ratio but sometimes 1:1. This allows fill and development but increased storage. Elevations and contours play a big role as storage must be contiguous. Mr. Safina asked who reviews the engineered systems. Ms. Mercier replied that local review could be done by Conservation Commission and Engineering Department. Ms. Mercier gave an example from another municipality that allows uses that are by -right in the underlying zoning, but by Special Permit in the floodplain areas. She added that most floodplain areas in Town do have wetlands or are built -out. Mr. Weston asked what level of development would be expected from expanding allowed uses. He opined areas be reviewed further in order to provide more detail. Town of Reading 5 Meeting Minutes Mr. Safina agreed and stated that he is not interested in allowing increased residential development/subd!visions but commercial growth would be ideal. Mr. Weston agreed and added that in the past it was found that allowing such would modify the State's calculation for affordable housing growth, which was a reason the change did not pass. Ms. Mercier clarified that the State no longer uses land area zoned residential to calculate such but is now based off of total number of housing units. The Board expressed interest in exploring options that would allow commercial growth while preserving open space in residential areas. Mr. Weston opined that if it unlocks development around New Crossing Road it may be warranted. Mr. Safina suggested the Board allow specific uses and not broad. Ms. Mercier confirmed that she will continue to explore options and work in conjunction with Conservation. Minutes The Board elected to review meeting minutes at a future hearing date. Adiournment Ms. Clish made a motion to adjourn the meeting at 10:03 PM. The motion was seconded by Mr. Safina and approved with a 5-0-0 vote. Documents Reviewed at the Meeting: CPDC Agenda 5/4/21 122 Main Street, Minor Site Plan Review o Outdoor Commerce, Dining, Programming or Storage Application 0 122 Main Street Outdoor Dining Sketch o Letter from 91 Hopkins Street Abutter o Email from 87 Hopkins Street Abutter o Draft Decision, dated 5/4/21 Other Business, Floodplain Bylaw o Floodplain Bylaw, Track Changes Text