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HomeMy WebLinkAbout2014-01-22 ad Hoc - Zoning Advisory Committee MinutesTown of Reading Meeting Minutes Board - Committee - Commission - Council: Zoning Advisory Committee Date: 2014 -01 -22 Building: Reading Town Hall Address: 16 Lowell Street Purpose: General Business Attendees: Members - Present: David Tuttle David Traniello Marsie West Eric Bergstrom Jeff Hansen Erin Calvo -Bacci George Katsoufis Members - Not Present: Others Present: Time: 7:30 PM Location: Selectmen Meeting Room Session: Jean Delios- Assistant Town Manager - Community Services Jessie Wilson - Community Development Administrator Ralph Willmer - VHB Minutes Respectfully Submitted By: Jessie Wilson, Community Development Administrator Topics of Discussion: There being a quorum the Chair called the meeting to order at 7:35 PM. Ms. Wilson updated the ZAC on the review process of the Zoning Bylaw (ZBL) moving forward. For each Section, she recommended that VHB in conjunction with staff develop diagnostics specifically for the section under review. These diagnostics will drill down to the issues related to that section and how the proposed changes will address those issues. Mr. Willmer said that was a good approach and as for Section 3 - there will be some minor changes including updating the paragraph about the zoning map. He also suggested the ZAC consider "collapsing" some of the districts because a few of them are similar with only minor differences. In addition, he will be looking at the paragraph relating to "lots in two districts ". Ms. Delios said that at times it has been very difficult to interpret this to Applicants. It really needs to be clarified. Mr. Willmer also said that Ms. Edy Netter, Attorney will be providing some input on Section 4 as there are some procedural and legal questions /concerns. As for the "Intent of Districts ", Mr. Willmer said that section is fairly self - explanatory. The plan is to eliminate the Wetlands Protection District and the Mixed -Use overlay district. He noted that Section 4 is well over 100 pages and he would agree to break up the review into specific sections. He would also recommend moving the table of uses into Section 3 and then Section 4 would include only the land use regulations. The Table of Uses will also need updating to include all the new uses being defined. He would recommend they be listed alphabetically. In addition, the ZAC should have a discussion as to whether there should be Page 1 1 Town of Reading - Meeting Minutes any changes to how the uses are allowed, such as by Special Permit, by right or not allowed at all. The review of the table really provides the group to think about how they want to move forward with different allowed uses in Town. The ZAC should also think about whether they want to have the Special Permit Granting Authority be with only one board. In his experience, the Planning Board is the Special Permit Granting Authority and the Zoning Board of Appeals only deals with variances. Ms. Delios said that the CPDC has discussed the fact that there is a Business B zone in the area that REI and Planet Fitness is located. Business B is in the Downtown as well. This district is more regulated, at least in regards to signage. It does not make sense as to why that area near REI /Planet Fitness was zoned Business B so the ZAC may want to consider changing it. Mr. Katsoufis said that all the gateways may need to be revaluated to see how the Town wants them to be developed in the future. The ZAC continued to discuss the various business districts in Town. Mr. Katsoufis pointed out that in Business B, there is no side yard requirement. The idea is that buildings will be developed closer together to create a "building wall" which add to the pedestrian experience. He said it does not make sense to have that type of development in the area of REI. Ms. West asked about the Business C districts. Ms. Delios said that is where Addison Wesley development was located but was redeveloped by Pulte under the overlay district requirements. Mr. Hansen asked what the intent of the districts are or were. He feels that it is important to understand as they think about future districts and changes. Mr. Tuttle reminded the ZAC that it is not in their purview to change the zoning map as part of this project. Ms. Wilson reminded the ZAC of the study Ms. West found that looked at how zoning affected design. Mr. Katsoufis said that type of design is more along the idea of form based code which is not allowed under Chapter 40A. It is a zoning code that is not based on use, but form and design. Mr. Willmer added that form based code is another way to think about zoning. Although there have been a few communities in Massachusetts that are looking into this type of zoning there is still some uncertainty how it fits under the state zoning act. Mr. Katsoufis said it would be worthwhile thinking about the intent of the districts especially as some of the future changes could render properties non - conforming. Mr. Tuttle said it would be more useful to have a concise description of each district, rather than intent. Mr. Willmer agreed and if it is written as a description, it provides a basis of what is supposed to happen in those districts. Mr. Tuttle suggested including additional points on what could done in each district such as combining lots, or proposing overlays, etc. Ms. Delios added that this section should also explain the difference between an overlay district and underlying district. It was agreed to merge Section 3.1 and 3.5. The ZAC reviewed the list of overlay districts and noted the 40R districts are not listed. Mr. Willmer said that list will be updated to include the overlays that are not listed and take out those districts which will be removed. The ZAC also discussed the Municipal Reuse District. Ms. Delios was concerned that if this district was eliminated, it would render those properties non - conforming. Mr. Willmer said he was trying to determine the extent of differences between the Municipal Reuse District and the Planned Residential Development - Municipal district. He suggested eliminating at least one. Next Steps - Mr. Willmer said he will draft up some district descriptions for the ZAC to review and amend as needed. He noted that is it good to have a baseline definition or purpose of the zoning districts so that in the future, staff and residents understand why it was established. Mr. Hansen suggested having that information for the public forum. Mr. Katsoufis said it would also be important to note at the public form that the district boundaries will not move with the exception of consolidating districts. Page 1 2 Town of Reading - Meeting Minutes Mr. Hansen stressed the point that there may be certain reasons why the districts were originally established. All of that needs to be taken into consideration when thinking about making changes. The ZAC discussed the "lots in two districts" paragraph in Section 3. Ms., Delios has proposed some new language. It was agreed she would speak with the Building Inspector about the proposed language. The ZAC acknowledged that many properties in Reading are located in two districts. This is because the zoning line was not drafted to follow the property lines. This is the case for many properties in the Business A district on South Main Street. The current language indicates that the less restrictive district use may extend into the more restricted district no more than 30 feet. Ms. West suggested having a chart that explains what the most restrictive /less restrictive districts are. She also said that this information should be available for the public forum. Mr. Tuttle said it would be necessary to have a revised table of uses as well. Ms. Wilson confirmed that Section 3 will be revised as well as the Table of Uses. Mr. Willmer will have this for the ZAC meeting on February 12th. The ZAC will continue the discussion on definitions and review the agenda for the next Public Forum at their next meeting on February 3rd Ms. Delios told the ZAC that she will be giving an update on the ZAC and the progress thus far on the zoning update project to the Board of Selectmen on February 25th. Ms. Wilson will post a ZAC meeting in case other ZAC members want to join. She also said there is a breakfast meeting planned for the stakeholders on February 3rd at 9AM at the Police Station. Public Forum Discussion Ms. Delios reminded the ZAC that the next Public Forum is on March 3rd. Mr. Willmer said he will go over the purpose section and description of different zones. He said the presentation will note the changes in the districts such as the deletion of the wetlands overlay as well as the mixed -use overlay and any other clarification /streamlining that is proposed. He may touch on Site Plan Review, but wants to speak with Ms. Netter on some of legal concerns she has regarding that section. He expects to have more info as part of their deliverables for February 25tH It was agreed the ZAC would review the rest of the definitions in Section 2 at the next meeting. Ms. Delios said she will also work with Mr. Katsoufis on the permitting flow chart. ADgroval of Minutes The ZAC reviewed the minutes of January 15, 2014 and suggested minor edits. On a motion by Mr. Tuttle, seconded by Ms. Calvo - Bacci, the ZAC moved to approve the January 15, 2014 minutes as amended. Motion carried 7 -0 -0. Adiournment On a motion by Mr. Katsoufis, seconded by Mr. Traniello the ZAC moved to adjourn at 10:10PM. Motion carried 7 -0 -0. Page 1 3