Listen to this articleReading, MA — Attorney Kelley Jordan, representing McDonald’s Restaurants, outlined proposed changes to the McDonald’s site located at 413 Main Street to the Zoning Board of Appeals (ZBA) on Wednesday. Jordan shared that the 3,400-square-foot restaurant building on the site was constructed in 1963 and added a single-lane drive-through at some point between 1971 and 1994.
McDonald’s proposes to raze the existing building on the site and replace it with a modern structure which would include dual-ordering lanes and three distinct drive-through windows, one for payment, one for customers to receive their orders, and one for customers who need to wait for their longer orders. Jordan shared that the new configuration will improve traffic flow on the site, reduce queueing, and improve pedestrian safety. Jordan also mentioned that there would be four new digital menu boards that will dim in the evenings. McDonald’s also will remove the play area at the front of the site and improve the landscaping.
Jordan continued to explain that current zoning does not allow drive-through lanes or digital menu boards. Current zoning also only allows for three menu boards on a site. Jordan continued to explain that 70 percent of McDonald’s revenue is from the drive-through. Jordan argued that it is unreasonable for McDonald’s to build a facility without one. Because of this, Jordan asked ZBA to consider offering a use variance and a sign variance for the site.
“McDonald’s is only viable with a drive-through,” Jordan added.
Architect Eric Debrul further explained that both existing curb cuts on Main Street would remain along with the dual entrance on Bolton Street. The number of parking spaces on site would be reduced from 41 to 32, which is still acceptable under local bylaws. He also showed that a front circulation lane would be added to improve traffic flow. In the new site plan, the disability spaces would be in improved locations, adding safety and convenience. Debrul also stated that the new digital menu boards are safer and more “environmentally friendly.”
Parking and traffic engineer Jason Adams indicated that only about 20 parking spaces are currently utilized at peak hours, with only nine vehicles in the queue during that time. He added that McDonald’s anticipates no increase in vehicle usage than exists presently on the site.
ZBA member Damase Caouette expressed his belief that the drive-through lane has been grandfathered, but questioned the need for the fourth menu sign, indicating that one pre-order sign should be sufficient. ZBA chair Cynthia Hartman also expressed concern that moving the ordering location would be more detrimental to the neighborhood than current conditions.
“I acknowledge that there already is a use that is non-conforming, but it is a use in a certain place. [This proposed configuration] is twenty feet closer to residents . . . it is changing the impact of the use,” Hartman explained.
ZBA member Chris Cridler asked if McDonald’s would consider additional efforts to limit sound and light encroaching on other properties. Jordan expressed an interest in exploring options and asked ZBA for a continuance of the hearing to June 27, which was granted by a ZBA vote of 5-0.
ZBA voted 5-0 to accept a finding that the Eaton/Lakeview 40B project special permit has been exercised. Speaking for the developer, Attorney Josh Latham explained that the townhouse portion of the development had been built, and financing was underway for the apartment complex.
ZBA also voted 5-0 to grant a variance for a small mudroom to be built on the residence at 544 Summer Avenue. It voted 5-0 to approve a special permit for a 556-square-foot addition at 55 Curtis Street and voted 5-0 to approve a special permit for a one-story addition at 106 Prescott Street.
ZBA adjourned at 8:35 pm.
