HomeMy WebLinkAbout2000-04-27 Special Town Meeting Warrant ReportTown of
Re* ad.ing
Massachusetts
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Report on the Warrant
Special Town Meeting
April 27, 2000
MOTION UNDER ARTICLE 4
APRIL 27, 2000 SPECIAL TOWN MEETING
Move that the Town vote to amend the Reading Zoning By-Laws as follows:
a) Amend Section 4.9.4.2. Permitted Uses: as follows:
Delete the phrase "Full-Service" from subsection c.
2. Insert the phrase "which do not comply with subsection g. hereof " after the phrase
"Residential uses" in subsection f.
Re-alphabetize current subsection g. to subsection i.
4. Add the following as subsection g.:
"g. Apartments, provided the following conditions are met:
(1) at least one property line of the PUD abuts an existing Residential
District;
(2) not more than fifty percent (50%) of the land area of the PUD is
apartment or other residential use (including parking, accessory
uses and amenities);
(3) the PUD contains at least thirty (30) acres;
(4) at least ten percent (10%) of the units are restricted to low or
moderate income or elderly housing in perpetuity in a manner
acceptable to the Reading Housing Authority; and all such units
shall be similar to market rate units as to size, build-out and
amenities; and
(5). all structures containing apartment units shall be set back a minimum
of thirty (30) feet from the boundary of a Residential District;"
5. Add the phrase "Computer Services;" as subsection h.
b) Amend the first sentence of the second paragraph of Section 4.9.4.6.2. of
the Zoning By-Laws by adding at the end thereof the phrase "except for
those buildings which comply with Section 4.9.4.2.8. hereof', so that said
sentence shall read as follows:
"All residential buildings within a PUD shall be at least 30 feet from the parcel boundary
but no further than 200 feet from a Residential District except for
those buildings which comply with Section 4.9.4.2.8. hereof."
Community Planning and Development Commission
1.
ARTICLE 4
4.9.4.6.2. ' Setbacks and Buffers:
All non-residential buildings shall be located at least 50 feet from the boundary of the PUD
parcel. All non-residential buildings shall be located at least 150 feet from residential structures in
existence at the time of Preliminary PUD Plan submission.
All residential buildings within a PUD shall be at least 30 feet from the parcel boundary but no
further than 200 feet from a Residential District except for those buildings which comply with Section
4.9.4.2.8. hereof. There shall be a landscaped and/or naturally vegetated buffer at least 50 feet wide
where the.development parcel abuts residential properties. Alternatively, where residential uses occur in
the PUD, a landscaped and/or naturally vegetated buffer at least 30 feet wide shall be provided.
Along major arterial streets, as defined in Section 4.9.2.1., buildings shall be set back at least
75 feet (or the height of the building if greater than 75 feet), and a landscaped and/or naturally vegetated
buffer at least 50 feet wide shall be provided along such major streets, except where site entrances occur.
No buffer may contain parking or paved surfaces except for pedestrian paths and site
entrances. Between 9:00 a.m. and 3:00 p.m. (EST) from February 21 to October 21, no building may cast
a shadow on any residential structure in existence at the time of Preliminary PUD Plan submission.
5.2.8.1. In any district other than Apartment 80, not more than one principal building shall be
erected on a lot.
4.9.4.2. Permitted Uses:
Planned Unit Developments may contain two or more of the following uses subject to the
findings of the CPDC as to net benefit and adverse impacts of the proposed PUD:
Office use;
Research and Development uses, such as electronic or computer laboratories;
biotechnology laboratories including those which utilize RDNA technology and
low-level nuclear materials; light manufacturing related to electronic or computer
laboratories or biotechnology laboratories including those which utilize RDNA
technology and low-level nuclear materials, but excluding activities which
exclusively possess, use or transfer licensed nuclear materials (including source
materials, special nuclear materials, or by-product materials as defined in Title 10,
Chapter 1 of the Code of Federal Regulations, Part 20, "Standards for Protection
Against Radiation"), or other toxic or hazardous materials;
C. Full SeP~iGe Hotel;
d. Restaurant, places of assembly, recreational and/or ancillary retail uses within the
above, but not in freestanding structures;
e. Parking (including structured parking) to accommodate the above;
C
f. Residential uses, which do not comply with subsection g, hereof, within 200 feet of Residence
Districts;
g. Apartments, provided the following conditions are met.
(9) at least one property line of the PUD abuts an existing Residential
District;
(2) not more than fifty percent (50%) of the land area of the PUD is
apartment or other residential use (including parking, accessory
uses and amenities);
(3) the PUD contains at least thirty (30) acres;
(4) at least ten percent (90%) of the units are restricted to low or
moderate income or elderly housing in perpetuity in a manner
acceptable to the Reading Housing Authority; and all such units
shall be similar to market rate units as to size, build=out and
amenities; and
(5) all structures containing apartment units shall be set back a minimum
of thirty (30) feet from the boundary of a Residential District
h. Computer Services
i. -g- Open space.
All other uses are excluded from a Planned Unit Development.
3.
( i
Redevelopment
of the Reading Landfill
oanFVmoo
-What We've Done
Schoolchildren analysis of existing
Reading stock of apartments & condos
Water/Sewer Use'-- Looked at capacity
of system; water & sewer concerns,
j water suPPIY study demand forecast
._Value of Development/Office -
:x Resolved issue with developer
Results Water/Sewer
Proposed conservation program goal of
saving 190,000 gpd would offset total water
use of landfill and Addison Wesley.
Sewer upgrades occurring on Walker's
Brook Drive that would happen anyway
CDM factored water needs into demand
forecast as part of water supply study
Og2y M
4.
Key Concerns from Residents
Schoolchildren adding more children
into the system.
Water/Sewer Use impacts on water
supply and wastewater capacity.
Value of Development - Office
Component - Will it be built? When?
Results Sclioolchildreri
Analysis showed less than 7 children per
100 units in apartments:& 9 per 100 units
in condos lower than numbers
supplied by developer
t-. Analysis did not discriminate around
issue of "luxury housing" included all
units.
Results -Value of Development/Office..'
Development Value at Buildout:
Lincoln: 88.3 million
Dickinson: 60.9 million
Office site will be pre-permitted
Site work will be done, pad will be prepared
Utilities will be run to site
Lincoln performing office market study
M262 M
COMPARISON OF #1 AND #2 RANKED PROPOSALS
READING BUSINESS PARK
Proponent
LINCOLN PROPERTIES
(ARTICLE 4)
DICKINSON (ART. 5)
Landfill
Property
Purchase
Purchase
Purchase Price
$7,650,000
$1
Net Purchase Price
$3,650,000
$1
Difference
Cost of Closure
N/A
Closure Value
$4,000,000
$4,000,000
Closure Funding
Ded. From Purchase
Developer
Addt'I Payment to Town
N/A
$3,000,000
Up to $4 million deducted from
purchase price for plain
$2,000,000 to Town on
closure of landfill, net sale
1 st Certificate of
price of 3.65 million, deed to
Occupancy, $1m to
Conditions of Purchase
Town for office parcel held in
Town on issuance of
escrow, 3 years to develop
office, if not developed, Town
office Certificate of
gets pre-permitted office
Occupancy
parcel
Net Purchase Price
$2,650,000 plus $1,000,000
$3,000,000
Estimated Development
$88,300,000
$60,900,000
Value
Total 15-Year Revenues to
$2$,200,000
$20,500,000
Town (Best Case Scenario)
Total 15-Year Revenues to
$21,500,000 plus Town
Town (Worst Case Scenario)
gets office parcel worth 2-
$20,500,000
3m
04/27/200010:42 AM
COMPARISON OF #1 AND #2 RANKED PROPOSALS
READING BUSINESS PARK
LINCOLN PROPERTIES DICKINSON
Proponent (ARTICLE 4) (ARTICLE 5)
Post-Closure Development
Use Type Mixed Mixed
Use Descriptions:
350 units, 10% of units to
be affordable on site to
Residential
the satisfaction of the
None
Reading Housing
Authority - 380,000 SF
Retail
None
Home Depot -132,071 SF
Residence Inn or similar,
Staybridge Suites or
Hotel
200 or more rooms -
similar, 107 rooms -
115,000 SF
63,000 SF
Office
150,000 SF plus adequate
120,000 SF plus adequate
parking
parking
Cinema
None
Showcase Cinema -
66,000 SF
Restaurant
None
Applebee's Restaurant -
6,500 SF
Recreation
Two fields
None
Total SF of Project
645,000
387,571
6.
COMPARISON OF #1 AND #2 RANKED PROPOSALS
READING BUSINESS PARK
Proponent
LINCOLN PROPERTIES
(ARTICLE 4)
DICKINSON (ARTICLE 5)
Tax Sources
Use Type
Mixed
Mixed
Use Descriptions:
Residential
Property Tax, Motor
None
Vehicle Excise Tax
Retail
None
Property Tax
Hotel
Property Tax, Hotel
Property Tax, Hotel
Excise Tax
Excise Tax
Office
Property Tax
Property Tax
Cinema
None
Property Tax
Restaurant
None
Property Tax
Recreation
None
None
Total SF of Project
645,000
387,571
7.
COMPARISON OF #1 AND #2 RANKED PROPOSALS
READING BUSINESS PARK
Proponent
LINCOLN PROPERTIES
(ARTICLE 4)
DICKINSON (ARTICLE 5)
Local Economic Impact
Jobs
650
1,000 -1,200
Infrastructure Needs
Water Use (GPD)
100,100
36,000
Wastewater (GPD)
91,000
32,734
Average Daily Traffic (VPD)
5,383
10,040
To be identified during
due diligence period
Estimated at $1 million
Offsite Improvements
when traffic study is
provided scope not greater
conducted, developer will
than what is contained in
fund all necessary off site
Dickinson proposal
improvements
Estimated Completion Date
12/2002
10/2002
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11.
Community Planning and Development
Commission
Mixed-use development
office - Hotel - residential
Permitted under Planned Unit Development
special permit by CPDC User oe pcrmttled
undo erb'Hng SonMg
Nnsrlwo
Mixed-use development
office - cinema - retail - hotel - restaurant
Permitted under Industrial zoning district
site plan review by CPDC use -prnndttcd under
-daln8 Z-d4
O4nGf. 0
12.
Community Planning and Development
Commission
Zoning Amendment Language
Article 4
191262M
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-I MOTION UNDER ARTICLE 5
APRIL 27, 2000 SPECIAL TOWN MEETING
Move that the Town vote to amend the Reading Zoning By-Laws as follows:
a) Amend Section 5.1.2. Table of Dimensional Controls by adding the footnote
"*Except as provided in Section 5.2.5.3."
after the number "60" in the rows entitled "Hotel or Motel - In Ind Districts"
and "Other Permitted Principal Use - In Ind Districts" in the column entitled "Maximum
Building Height".
b) Amend Section 5.2.5. Height: of the Zoning By-Laws by adding the following
as Section 5.2.5.3.:
"525.3. In the Industrial District, a hotel or motel or other permitted principal building
may have a maximum height of eighty four (84) feet if the following conditions
are met:
a. Between the hours of 9:00 AM and 3:00 PM (EST) from February 21 to October 21, no
building shall cast a shadow on any residential structure in existence at the time of the
( 1 building permit application;
b. Along major streets, as defined in Section 4.9.2.1., such buildings shall be set back the
greater of seventy-five (75) feet or the height of the building, and a landscaped and/or
naturally vegetated buffer at least fifty (50) feet wide shall be provided along such major
streets, except where there are curb cuts; and
c. The building is located on a lot of at least twenty-five (25) acres.
Community Planning and Development Commission
16.
Article 5
5.1.2. Table of Dimensional Controls
Minimum Lot Minimum Yds. Maximum
Maximum
Building
Height
Lot Width
Circle Diameter
Feet
Area
Sq. Feet
Frontage
Feet
Front
Feet
Side
Feet
Rear
Feet
Coverage
% of Lot
Feet
One or Two Family
Dwelling
in S-15 District
60
10,000
80
20
15
20
25
35
in S-20 Districts
80
20,000
120
20
15
20
25
35
In S-40 Districts
80
40,000
200
20
15
20
25
35
In A-40 Districts
10,000
80
20
15
20
25
.40
In BUS-A Districts
N.A.
N.A.
50
10
20
25
45
Apartment
In A-40 Districts
40,000
80
30
30
30
25
40
In A-80 Districts
80,000
N.A.
60
60
60
12.5
60
In BUS-A Districts
40,000
N.A.
30
30
30
25
40
In S-15 Districts
100,000+
80
20
15
20
25
35
In S-20 Districts
100,000+
120
20
15
20
25
35
In S-40 Districts
100,000+
200
20
15
20
25
35
In A-40 Districts
100,000+
80
20
15
20
25
40
In A-80 Districts
100,000+
N.A.
20
N.A.
N.A.
N.A.
60
Hotel or Motel
In Bus-A Districts
N.A.
N.A.
50
10
20
60
45
In Bus-B Districts
N.A.
N.A.
N.A.
N.A.
20
85
45
In Bus-C Districts
N.A.
N.A.
50
10
20
60
85
In Ind Districts
N.A.
N.A.
50
20
20
25
60*
Other Permitted
Principal Use
In S-15 Districts
20,000
80
20
15
20
25
35
In S-20 Districts
20,000
120
20
15
20
25
35
In S-40 Districts
40,000
200
20
15
20
25
35
17.
In A-40 Districts
10,000
80
20
N.A.
N.A.
N.A.
40
In A-80 Districts
80,000
N.A.
20
N.A.
N.A_
N.A.
60
In BUS-A Districts
N.A.
N.A.
50
10
20
60
45
In BUS-13 Districts
N.A.
N.A.
N.A.
N.A.
20
85
45
In BUS-C Districts
N.A.
N.A.
50
10
-20
60
85
In Ind Districts
N.A.
N.A.
50
20
20
60
60*
Except as provided in Section 5.2.5.3
5.2.5. Height:
5.2.5.1. In Apartment 40 Districts, no building shall exceed three (3) stories in height.
5.2.5.2. Maximum height regulations shall not apply to chimneys, elevators, poles, spires, tanks,
towers or similar structures not used for human occupancy.
5.2.5.3. In the Industrial District, a hotel or motel or other permitted principal building
may have a maximum height of eighty four (84) feet if the following conditions are met:
a. Between the hours of 9:00 AM and 3:00 PM (ES7) from February 21 to October 21,
no building shall cast a shadow on any residential structure in existence at the
time of the building permit application;
b. Along major streets, as defined in Section 4.9.2.1., such buildings shall be set
back the greater of seventy-five (75) feet or the height of the building, and a
landscaped and/or naturally vegetated buffer at least fifty (50) feet wide shall be
provided along such major streets, except where there are curb cuts; and
c. The building is located on a lot of at least twenty-five (25) acres.
is.
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19.
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MOTION UNDER ARTICLE 6
APRIL 27, 2000 SPECIAL TOWN MEETING
Move that the Town vote to amend the Reading Zoning By-Laws as follows:
a) Amend Section 5.1.2. Table of Dimensional Controls of the Zoning By-Laws, under use
categories "Hotel or Motel" and "Other Permitted Uses" in the rows entitled "In Bus-C
Districts" by deleting the numbers "50", "20" and "85" in the columns respectively entitled
"Front feet", "Rear feet", and "Maximum Building Height" and substituting therefor the
numbers 10, 10 and 55* and adding the following described * footnote, so that those
portions of the Table of Dimensional Controls will read as follows:
Area Sq.
Feet
Frontage
Feet
Front
Feet
Side
Feet
Rear
Feet
Coverage %
of lot
Maximum Building
Height Feet
N.A.
N.A.
10
10
10
60
55*
* Fifty-five (55) feet, except ninety-five (95) feet if the structure is located within
four hundred (400) feet of the property line adjacent to Route 128, including
ramps, and south of Jacob Way and excluding areas within two hundred (200)
feet of the residential zoning district to the west, all as more specifically shown on
a plan entitled: "Plan Showing Height Limitation and Setback Areas, Business C
l District in Reading, Mass.", dated March 27, 2000, Scale 1" = 60', by Hayes
Engineering, Inc.; on file with the Reading Town Clerk.
b) Amend Section 5.3.1 Transitional Areas of the Zoning By-Laws by deleting the text and
substituting therefor the following text:
"Buildings in Business A, Business B and Industrial Districts located in the same block
as, and within one hundred fifty (150) feet of a Residence District, and buildings in a
Business C District within one hundred (100) feet of a Residence District shall be subject
to the following additional requirements;"
c) Amend Section 5.3.1.1. Table of Additional Dimensional Controls for Transitional Areas of
the Zoning By-Laws by deleting the rows entitled "Business C - Adjoining", "Business C
- within 100 feet", and "Business C - within 150 feet".
d) Amend Section 5.3.1.3. of the Zoning By-Laws by deleting in the first sentence thereof
the phrase "a Business C or" and substituting therefor the word "an", by deleting in
subsection a. the phrase "Residential/Business C" and substituting therefor the word
"Residential", by deleting in subsection a. the phrase "Business C and/or" and by
deleting in subsection b. the phrase "Business C and/or", so that Section 5.3.1.3. shall
read as follows:
"5.3.1.3. As part of all new construction of any building, parking lot, structure, or
any extension or addition thereto in an Industrial District and where such construction
I abuts within one hundred twenty-five (125) feet of any Residential District, a buffer strip
is to be established subject to the following requirements:
20.
k
a. Said buffer strip shall have a twelve (12) foot minimum depth and contain a curb
to prevent parking within the strip, a six (6) foot high fence which shall be located a
maximum of two (2) feet from the abutting Residential and/or industrial lot line and
contain an evergreen hedge on the Industrial side of the fence which is to be at least
three (3) feet in height at the time of planting.and will provide a year-round dense visual
screen and attain a height of at least seven (7) feet within five years of planting.
b. Said buffer strip shall be constructed along the full abutting length of any
Residential District lots so affected and lie entirely within the Industrial District."
e) Amend Section 5.3.1 of the Zoning By-Laws by adding the following as Section 5.3.1.4.:
"5.3.1.4. All new construction of any building, parking lot, structure, or any extension or
addition thereto in the Business C District shall be subject to the following
requirements:
a. No building shall be located within one hundred (100) feet of a Residence
District.
b. There shall be a landscaped buffer strip of a minimum width of twenty-five
(25) feet along the full abutting length of a Residence District. Said buffer
shall be a densely planted staggered double row of a 70/30 mixture of
evergreen/deciduous trees. Plant material shall be such that a minimum
of seven (7) feet in height is reached within the first five (5) years of
planting. Plant material shall be maintained in a healthy condition or
replaced to attain previously noted height. Buffer edge shall be planted a
minimum of two (2) feet off of the property line abutting residential
property.
c. No parking area shall be located within twenty-five (25) feet of the
Residence District, and no parking area or building shall be allowed in
Restricted Area "A" as shown on the plan entitled: "Plan Showing Height
Limitation and Setback Areas, Business C District in. Reading, Mass.",
dated March 27, 2000, Scale 1" = 60', by Hayes Engineering, Inc., on file
with the Reading Town Clerk.".
f) Amend Section 5.2.8.1. of the Zoning By-Laws by inserting the phrase "and Business C"
after the phrase "Apartment 80" so that Section 5.2.8.1. shall read as follows:
"5.2.8.1. In any district other than Apartment 80 and Business C, not more than one
principal building shall be erected on a lot."
g) Amend Section 6.1.1.2. of the Zoning By-Laws by adding at the end thereof provided,
however, that in a Business C District, off-street parking areas or loading and unloading
areas may be provided on or off the same lot more than three hundred (300) feet
distance from the use they serve without such permission from the Board of Appeals so
long as they are located within the Business C District and provided such parking and
loading rights are evidenced by legally sufficient instruments approved as to form by
Town Counsel and filed with the Town Clerk.", so that Section 6.1.1.2. shall read as
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follows:
"6.1.1.2. Off-street parking areas, or loading and unloading areas shall be provided
on the same lot as the use they serve, except that the Board of Appeals may permit off-
street parking areas to be provided on another lot, but in no event shall such areas be
more than three hundred (300) feet distance from the use they serve; provided,
however, that in a Business C District, off-street parking areas or loading and unloading
areas may be provided on or off the same lot more than three hundred (300) feet
distance from the use they serve without such permission from the Board of Appeals so
long as they are located within the Business C District and provided such parking and
loading rights are evidenced by legally sufficient instruments approved as to form by
Town Counsel and filed with the Town Clerk."
h) Amend Section 6.1.2.2. of the Zoning By-Laws by deleting the phrase "twenty (20)" and
substituting therefor the phrase "eighteen (18)" and by inserting after the first sentence
the sentence "For off-street parking spaces in enclosed accessory structures, such
spaces shall be not less than eight (8) feet, six (6) inches in width, seventeen (17) feet in
length, with twenty-six (26) foot aisle widths.", so that said Section 6.1.2.2. shall read as
follows:
"6.1.2.2. Each required off-street surface parking space shall be not less than nine (9)
feet in width and eighteen (18) feet in length, exclusive of drives and maneuvering
space. For off-street parking spaces in enclosed accessory structures, such spaces
( shall be not less than eight (8) feet, six (6) inches in width, seventeen (17) feet in length,
with twenty-six (26) foot aisle widths. Each off-street loading and unloading space shall
be not less than twelve (12) feet wide and thirty-five (35) feet long."
i) Amend Section 6.1.1.3. Table of Off-Street Parking And Loading/Unloading
Requirements of the Zoning By-Laws by deleting the text in the rows entitled "Lodging
Houses, Hotels, Motels and Tourist Homes", "Industrial and Manufacturing
Establishments" and "Office and Professional Building", under the columns entitled
"Minimum Number of Off-Street Loading and Unloading Spaces Required" and
substituting therefor in each row the following:
"One space if 0 - 100,000 square feet of gross floor area; two spaces if 100,001-150,000
square feet of gross floor area; three spaces if 150,001-300,000 square feet of gross
floor area; four spaces if over 300,000 square feet of gross floor area, plus one space for
each additional 150,000 square feet of gross floor area over 450,000 square feet of
gross floor area."
j) Amend Section 6.1.1.3. Table of Off-Street Parking And Loading/Unloading
Requirements of the Zoning By-Laws by adding in the row entitled "Restaurant" under
the column entitled "Minimum Number of Off-Street Loading and Unloading Spaces
Required" the following footnote:
No additional spaces shall be required for restaurants located in hotels where the
gross floor area of the restaurant has been included in the gross floor area of the hotel."
( k) Amend Section 4.2.2. Table of Uses of the Zoning By-Laws as follows:
In the column entitled "Bus C":
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in the row entitled "Public and Quasi-Public Uses - Private Kindergartens" delete
"No" and substitute therefor "Yes";
in the row entitled "Industrial Uses - Enclosed Storage"
delete "Yes" and substitute therefor "No";
in the row entitled "Recreational Uses - Commercial Amusements"
delete "SPS" and substitute therefor "No";
in the row entitled "Accessory Uses - Manufacturing & Industrial"
delete "No" and substitute therefor "Yes"; and
In the row entitled "Accessory Uses - Consumer Service"
delete "No" and substitute therefor "Yes".
I) Amend Section 2.0 Definitions of the Zoning By-Laws by adding the following as
Section 2.2.7.2.:
"2.2.7.2. Computer Services: The development of computer and related components for
purposes of software, hardware and electronic commercial businesses, with assembly
and distribution restricted to support said development as an accessory use.
m) Amend Section 2.2.16 "Height of A Building" by. adding at the end thereof the following:
C~
"For buildings with more than one principal front, said vertical distance shall be
measured from the average of the established grade or the natural grade, as applicable,
measured at the centerline of each principal front."
Community Planning and Development Commission
23.
MOTION UNDER ARTICLE 7
APRIL 27, 2000 SPECIAL TOWN MEETING
Move that the Town vote to amend the Reading Zoning Map as follows:
Rezone from S-15 and S-20 Residence Districts to the Business C District those portions of the
land situated off Jacob Way shown on Reading Board of Assessors' Rev. Jan. 1, 1994 Map 4 as
Lots 11 A and 25 and on Reading Board of Assessors' Rev. Jan. 1, 1982 Map 5 as Lots 2, 5, 13,
16, 17 and 18, and part of Jacob Way, not currently zoned Business C, and, being shown on a
plan on file with the Reading Town Clerk entitled: "Plan Showing Areas of Former Addison
Wesley Property in the Business C District in Reading, Mass.", dated March 27, 2000, by Hayes
Engineering, Inc.
Community Planning and Development Commission
24.
( I",