Planning Board - Regular Meeting

All right, I'll open this meeting for the Maynard Planning Board. It is November 25th and the time [clears throat] is 7 o'clock. This meeting is being held in hybrid format which means that members of the public, the board or the applicant can participate here in town hall or virtually using the Zoom link that is provided on the agenda. Please note this meeting is being recorded. Um and tonight we have um four board members present, three here in town hall, Bill Cranchaw, Mark and myself. And then Jeff Black, you're online. Can you hear us Jeff and participate? He said he was.

Yes, I can. Great. Thank you. Um, so the agenda tonight, we will put minutes at the end and I'll open up number two, open the public hearing for La Roeria restaurant. Um, this is an application for a fast food restaurant at Maynard Crossing in the mixeduse development. Um, Bill, do you want to give us a an opening on this and then we'll Okay.

Uh, fast food restaurants, as you recall, are limited to the front two pads in uh, Mayor Car by the approved concept plan which is on page three of your staff board. Um, this will be I think are you're directly going to be directly Jay's at the Jersey Mike. Yes.

So, it's right up in in the correct pad. Um what the board looks for in this case is this is a special permit um strictly for the use because it's a fast food restaurant. Um we are going to um uh ensure that it's consistent in general with the overall master plan and um if it meets the criteria for special permit uh and um then there'd be a vote is uh inclined to uh recommend Google staff um in in report there. Uh and lastly, um lastly there's something else in here, but it does double something else.

Oh, no drive-thru disconnected with this business. So, because of that, there is no uh special drive. Great. And with that, um, move and Carlos says, um, do you want to Yeah. Yeah. If you'd like to introduce yourself for the record and then we can start talking. Sure. Some of the onoff floor.

So, I'm trying to open up a It's a Brazilian grill. They'll behave more or less like chipotle, but we have all the meats that typically Brazilian barbecue would have with sides, rice, beans, plantains, fries, and all that good stuff. And everything is grab and go. So, we do have 14 seats inside, but everything is done grab and go. So, we're going to have a lot of space for people kind of lingering around. And it is quick service, so you no need to stop or anything like that.

Okay, great. Um, so Bill, I saw that we have three things that we're discussing that uh if the request is consistent with the concept plan and then meets the criteria for the special permit and then um special permit to allow fast food restaurant. Yes, that's correct. Um all right,

we had also uh build out a justification statement which is your last page. um how we had it's subordinate to the original um findings in the special permit but the yaka did a nice job of describing how his uh business uh meets the criteria which is the last page you're staff the book and then as I said the the concept plan basically it was that the fast food are limited to the front two paths uh it's not full service it's considered a fast food All right. Um, yeah, Bill.

Um, do you have any general idea of the hours of operation? So, we thinking 11:00 a.m. to 9:00 p.m. So, seven days a week. We're debating maybe close on Sundays. So, this I don't know. It might be six, it might be seven. we you know so but if we have a full team right off the bat then we can do seven days right if not we're gonna work up to that seven days a week but that's the idea we're paying rent right so I'm sure take advantage of that yeah thanks

so there won't be any breakfastes lunch and dinner so and we have you know the salads the bowls we have asai bowls and things like that as a dessert rice puddings flaunt so That's That's a little mini. All right. Anything else, fells? Nope. Mark love Brazilian barbecue. [laughter] I love I love to have you all there. And just the size. You said roughly, 1100 square feet, right? Yes. 1100 and maybe it's about,75 or it's a small space. Yeah. Um Yeah. And it is already on that pad. Yeah.

With Jersey Mike's, which I believe is also another fast food restaurant. Yeah. Um, so the traffic flow is that everyone comes in the main entrance and the there's kind of one entrance immediately to that area or, you know, you can go back around and there are other ways to snake your way in. Um, all right. If there's no other board comments, I'll open it up to the public if there are any comments from the public. Jeff, if you have anything to add, of course, chime in. I do not. No, I'm all good. Thanks. We have uh one online. We have uh what? One person.

Yes. If anyone has any public comment, please just raise your hand or use the raised hand feature or just, you know, unmute yourself um and you can make a comment. You have someone online? Yes. Trish saw this. They may just be listening. Yeah. Were they Were they going to speak? Doesn't look like it. Okay. I don't have any comments. Thank you, though. All right. Um Well, I'd like to speak. Oh, yes, of course. That's why I'm here.

Okay. Please just state your name for the record.

Marie Gunderson, 119 Parker Street. This scarcity, you know, I I can't believe this is scheduled for this this day, but you know, I don't know how many people might have showed up otherwise. Clearly, board members not showing up. And this quick little presentation sounds pretty much like it's a done deal. I understand we're very pro-development and I don't know of anything that's been doing but I've attended meeting after meeting after meeting in this town where the town was reassuring don't worry don't worry we're here for you we have a planning board we have a we have special you know when people come and they have to make a you know they have to work for to overcome. I've attended meeting after meeting I've never seen anything decline. So it seems to be a meaningless provision these special permits. The town worked very hard to come up with a lighting plan that was overrided. got a glaring lights next door trying to you know so in in the um Capital Properties isn't here. I've had good relationship with them and they clearly have stated time after time after time we're not here for fast food. Fast food is not part of our business model. We don't need fast food. And then we got Jesse Michaels and now we [clears throat] have this. I don't see how fast food fits with the

plan. It was never part of the plan from the beginning. And I'm sorry, you know, if if if somebody says, "Well, we need them now, you know, because we're not making money." That's that's not my problem. No. Who cares when I can't pay my bills? But I have so we were promised time after time after time the residents were promised no fastroom move. So I looked at the applicants justifications. A few sparse sentences for a special permit. Prefuncturing meaningless in my opinion. [clears throat] The traffic uh specify traffic flow and safety spec specific the specific location. The shopping development is well parking. There's well organized pedestrian circulation. I don't think they walked there with our cars going and to the point of traffic. I live inside this location [clears throat] and I use the location already. the traffic can be backed up from the light at 117 27 so that when the light for the left turn which is the majority of the traffic flow turns green to turn left they can't and it backs up to the traffic circle and it backs up beyond and it backs up into the um market basket parking lot. I

was just there Monday to witness this. This was Monday, not Christmas Eve, Monday. [clears throat] The whole traffic flow of this location wasn't here to accommodate people going in and out and in and out quickly for fast food. Was people [clears throat] coming in to shop, coming in to dine, spending some time, and then leaving. [clears throat]

The existing restaurants already generate a fair amount of traffic. Jersey already generates a fair amount of the these um what um [clears throat] um food, you know, food pickup services. When you go to Jersey Mike, there's a whole bunch of bags of waiting. So, there's more cars coming in and out to pick up food that generates more traffic. fast food just does that. The um [clears throat] so in addition when traffic is heavy and difficult to negotiate people will use whatever means they can. There's a little, you know, there are signs that say don't enter here. Just drive through those because, well, I'm it's me. I'm busy. I can't wait in that traffic. There's the oneway exit beside my house. Whenever I hear a blowing horn, when I'm sitting upstairs, I know someone's trying to pull out. There's a don't turn left into it. People turn left into this. So, when people want fast food, they want to get in, they want to get out. and the traffic is already heavy. Adding more cars will make it more difficult to do that. More likely people will try alternate means of getting in and out, ignoring all the traffic that that is carefully considered. I'm I'm sorry. This is just also you know who picks up the trash

from 129 Parker Street. Do you know? I I do know the gentleman who who No. No. Do you know that's out of the scope of this? Yeah. The trash. Wait a minute. Let me just say the nice little old ladies who live in the apartment walk out and I see them pick up the trash along the road trash from fast food. So I I do understand your concerns, but if you could just keep your comments mostly

it I also more traffic more more things generates more um uh more [clears throat] people. We already have I mean I I lost count today. I actually lost count of the number of times the police and fire went. So, I I may I respond already finished. Well, my so I don't understand how a location that's already burn will how this will help and why it's I'm going to why it's always us the residents that pay in our inconvenience in our um additional people and noise. Thank you for your comments. Um specifically in terms of this project, that is what I'm going to um be talking about specifically tonight. But I do hear your frustrations with that's this project.

But for the record, I do have to correct one thing. There's an error that is stated the memorandum of agreement from 2016 and the early one had two fs contained in it. That would be that would not be uh that's incorrect that it was not there that that it was represented as anything other than that. the fast foods that were limited at Whoop residents input were called out by name and by type and by limited drive-throughs. This um so I think that uh this is totally consistent with what they're saying there. So I have to respectfully I wish I had been able to capture that and print that out because

it's on it's it's been since the beginning it was before we did any of this. the memorandum agreement was signed and executed well before we even started the planning board um hearings and and uh so that that just for the record I said I remember Bill very clearly sitting right here saying that fast food wasn't part of the so reassure the residents Bill or Bill me me Bill or Bill Petri

Bill so um it It was it was a long time ago and I do realize like it's a large and complicated project. Um I didn't I wasn't even a part of the board at the time. I actually lived over by you at the time so I understand but uh fast food is allowed. Um I do feel that this application is consistent with the site. Um, I'm not trying to just blindly say yes to everything that comes along, but defined by what is put in front of us as parameters, I do feel like it is appropriate. Um, but thank you for your comments. [clears throat] Um,

may I ask a question? Yeah, Trish, just identify yourself. Yeah, please.

Trish Saunders Road. Thank you. Um just to be clear then so in the documents and the um memorandum of agreement two fast food restaurants are allowed and I think maybe they required a special permit which is what this process is. Um and what is the designation of Buenoisano and Dunkin Donuts? Well, we know that Dunkin Donuts is called out as a um again in the memorandum of agreement uh as a bakery type, not a fast food restaurant specifically called out and uh Buenoso because they have silverware and plates is considered a sit down restaurant.

Um I did it was not that there was two fast food restaurants. If I recall correctly, they had to be on the front two pads, one of the front two pads, not necessarily two restaurants. [clears throat] So the right now the uh overall um limit for sitdown restaurants from the memorandum agreement is I believe five or they call full service restaurants. Right now we have I think two three and um

for fast food. I don't believe it specifies the number of fast foods. It specifies I believe where they can go and the number of dry foods that can be uh contained in a um in the project. Okay. Thank you for clarifying. Um, any other comments? Is there anything else that you'd like to uh add on before we No, no, I think you guys have all the information. Simple.

Unless anyone has any specific questions, I don't have anything to add. And we should close public hearing if you don't. Uh, yes. Um, I will make a motion to close the public hearing. Second. Thanks, Mark. Um, a vote to close the public hearing. Bill, yes. Mark, yes. Jeff, yep. And I'm a yes. So, we'll close the public hearing. Um, so now I will make a motion determining that the request is generally consistent with the approved concept plan.

Okay. Thank you, Mark. We will need to unanim with four. Yep. Um All right. Let's vote on that motion. Bill Cranchaw, yes. Mark, yes. Jeff, yes. And I'm a yes. Um, I will make a motion that the request meets the criteria for special permit as described in section 10.4 of the zoning bylaws. Second. And we will vote. Bill Cranshaw,

I'll point out that I I agree that the criteria can be uh quite inadequate, but it is state law. So, I'm a yes. Martha, yes. Jeff, yes. And I'm a yes. And finally, our last motion will be um to issue a special permit to allow a fast food restaurant at unit 6 of three digital way. Sorry, Bill Krenshaw. Uh, yes. Mark, yes. Jeff,

yes. And I am Yes.

Thank you everybody. Appreciate it. Thank you. I'll be in touch with regarding paperwork. Um, very strict. Thank you. Hope to see you all day. Um, um, Jim sent you the detectives. Okay. Make sure please follow up with that and if there's any doubt we'll do allbody else. Have a good night.

Um, all right. Let's go back and look at the minutes from October 28th, 2025. Marie, did you want to say something? I have a question unrelated to this. Oh, okay. Um, is it quick? Yes. Okay. I came to a meeting about I don't know the address, but it was going to be turned into an auto repair business next to that auto seller by on Powdermill Road. Powder Mill Road. What happened to that? They are an auto repair business.

Because and this is my question because I remember questions like this saying, "Oh, that's not a planning board. That's an enforcement." But I remember like discussion of the number of vehicles and where things were going to be parked and it doesn't look like an auto repair business. That's why I was curious. There's sales next to it. There's a lot of sales next to it and they no and they took the next bit. Remember they took both of the front and the repair is in back. The next door auto sale goes. It was pretty clear that the in their discussions that that lot was theirs. But you're saying the salespeople are using the front of, right? Yes. Got

But there are still numbers of cars and defined boundaries, which I do know that the building inspector is aware of and has been cuz it looks like there's a lot of cars. Yes, they could run around. Yeah. That's why I was curious if maybe nothing ever happened and No, the auto repair went to the back. Um, and there's some problems back there, but in the front they uh they got a new special government. They take both of the units in the front and there's it's defined by where they go. Um, I don't think we the number of cars. Yeah, I don't think there's a number of cars in the front boundaries. Yeah, the boundaries. Yeah. All right. Thank you.

All right. The minutes. Bill Crrenshaw, do you have any comments on the minutes? I think there's a little typo in the list of ever source Peter any I think the guy's name is Jeff Jeffrey I'll check that oh J oh jeez I like that Jeffrey Jeffrey Jeff um I was going to say that Chris Arsenau is not listed as a planning board member who's present was he there Um, he opens the meeting at 7:04, so I'm assuming he was. And sneaky guy.

We don't we don't list him as the the the chair as being a member present. All part of your coup. We've just erased him. And all of those minutes. I wondered why they don't put the chair there. Do we need it to vote on minutes? Jeff, if you would like to exit, you're welcome to. Not that we don't enjoy your company, but if you're in a car, you don't need to be here. Okay. I appreciate I'll drop off then. But uh have a good holiday. You have a happy Thanksgiving. Yeah. We'll see you guys in a couple weeks. Bye.

I could see that. No, that's just my comment. I do a motion to approve the minutes as amendments. So why um why did Natalie take over to close the meetings and Chris? I make a motion to close the meeting. Yeah. Okay. It's usually whoever is about to leave the board. That could have be you after tonight maybe. Um

although interestingly it doesn't actually show us that was in the sign hearing. Did we? We voted.

Do you care though? No. Uh I will second the motion to approve the minutes as amended. Who uh who made the motion? So I was not I was there as a alternative but not a voting member. As a matter you don't have to be there to be at you don't have to be at the meeting to even vote on me can Does it look okay? Sure. Yeah. All right. Let's vote. Bill Crrenshaw. Yes. And yes. Yes. Yes. We Thank you. We had a what was the one you said the one time when you said re

shaking down high and down. Shaking down. Yeah. Well, you know, so this poor woman that she's come every time there's something at Mayor Crossing, she comes and it sounds like mostly about a traffic problem, right? Is Yeah. Is that is that what it is or is it just the But instead, it's not the hamburger area. It's the last 20 years. It's lighting too, but the the traffic market has screwed up everything beyond what they anticipated. And that means traffic is trying to find other bad ways of getting in and out. I don't want to get into a conversation. We don't need to. But who who controls that traffic light? That's town traffic light.

Town traffic. It was just adjusted. Yeah. Okay. and and they uh uh Wayne but Wayne can work with Capital Group and that's what they're doing. Yeah, they they've been working with them to try to get it. Um and then they have to have if you remember uh we in one of our lings the original decision we said that they have to have uh traffic stops at a certain point and they they have it done. Yeah, they do that they do it around Christmas time. Oh, I haven't seen them yet. I haven't seen him this week and I've been there almost every day this week because I'm out of control and don't know how to plan. Yeah, it was the first time I got back. Are you cooking everything yourself? Not everything, but too many things.

And you know when you're like, I've got everything and then you get home and you're like, you mean 12 for like the holidays? Yeah. Oh yeah. How many people? Just 12. Just 12. You know Walmart delivers date? Yeah, I've been there.

Planning update. I gave it to you really already, but I'm going to and they're on the subdivision regulations. Mark, also did you get the the stuff for um the uh CPTC courses if you're interested. There's there uh announce the citizen planning. Uh there's a new series of them. I sent it around if you want to take any of those. It's pretty good. And they have one is subdivision. I thought the the only ones looked interesting I thought conflicted with times that okay we meet but I'll look again. Okay and there sometimes they move around and they're remote. So yeah. Uh so anyway I'm going to send you around to subdivision regulations. Um question on that. Yeah.

It spends a lot of time talking about driveways. Why do we care? I always thought the subdivision was to make sure that what we got to accept was right. Why do we care about the tribe? You should make a comment on that when he sends it around. Yeah. Make Well, see what the only thing they looked at was for some storm water stuff. No, that's all right. That's right. They didn't look at it for this is weird.

We'll see. Wayne's got it now, so we'll see what he comes up with. But but the purpose of subdivision I mean also is I mean in general it's you know because people [clears throat] when they didn't used to have subdivisions would just chop up land and sell it and there would be no record of us to establish a record and and in our case we make it you so you can assure there's adequate um things like infrastructure circulation so on and typically what they do is often um like they'll take the roads and they'll ask the town to accept them. So, the town is always wary if they haven't been inspected like the roads cuz you know, you can imagine you get it and it it falls apart.

But the other thing that that uh sometimes would be like uh if there's sometimes mutual drainage, it has to be maintained. They need like a homeowners association, things like that. What I was hoping to beef up in these, what I was going to look at was the trees. We because we only have one we have like two street trees per lot. It's like our I think our speaks for the trees. Okay. Okay. No, I think it's great. He's missing it. Floating the Lorax. Don't mind me. Oh, the Lorax. Yeah. I like if you cut down a 12 in, you have to plant six 2 in. Oh, that sounds crowded.

I don't know that that's really correct, but other than one it is. And then the other update thing is that uh we're trying to execute the um the uh grant signatures for the housing production plan and the uh parallel plan. We're still waiting on the um disability one which I got my fingers crossed. So but we got the others then we're going to as soon as that starts the way we do this just this is just because when when it's a decent sum of money like I can't remember what the number is. It's maybe it's 20,000 25,000. Anything over that, it goes out. We we put it out for with an RFP pick.

So, we'll probably like with the powder mill um grant and the housing production plan, we'll put it out and then there's um they'll submit bids and scopes and stuff. So, that's when you'll really get and we'll go look see what they got and Okay. And now we got a new dimension to add in there, which is water. Can I add in a planner update? Yes. In March, there is a planning conference in Worcester that's really fun and I always go alone every year and I think you guys should join me this year. It's very educational and I just want to be snarky in the back with you. So, can we do that?

Think about it. March is a busy time. Oh, you can't go. Okay. You and me. He needs a break. Be careful. He can go. Yeah, it's very fun. No, you got to go. It's a good lunch. Great. Great lunch. Good lunch. Great lunch. I'll make a motion to close the meeting. Second. Uh, Bill. Yes. Mark. Yes. Natalie. Yes. I don't know if this is the shortest meeting, but I would like to congratulate you. 34th on a very productive, effective, efficient meeting. We had we had um I think that's one of the shortest.