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HomeMy Public PortalAbout20181210 - Zoning Advisory Committee - Meeting Minutes1 ZONING ADVISORY COMMITTEE Monday, December 10, 2018 7:00 PM Hopkinton Town Hall, 18 Main Street, Hopkinton MA MINUTES MEMBERS PRESENT: Mary Larson-Marlowe, Chair, John Coutinho, Vice Chair (7:05 PM), Madhumitha Chandrasekar, Ron Foisy, Ria McNamara, Elyse Barrett Mihajloski MEMBERS ABSENT: Ted Barker-Hook, Carol DeVeuve, Peggy Shaw Present: Elaine Lazarus, Director of Land Use and Town Operations Meeting Schedule The Committee rescheduled its 1/21/19 meeting to 1/22/19. Mr. Coutinho arrived at this time. Potential Zoning Bylaw and Zoning Map Changes 1. Screening Requirements for Commercial Solar Facilities The Committee reviewed the current language in the zoning bylaw relative to screening at commercial solar facilities, and discussed potential problems that could be addressed. It was noted that language requiring effective year-round screening could be helpful to the Planning Board in its review of projects. It was noted that dictating specific types or required distances for screening may not cover every circumstance, as topography or other site conditions might warrant something else. Ms. Mihajloski moved to recommend to the Planning Board that language requiring “effective year round screening” be added to §210-202.E. The motion was seconded by Mr. Coutinho. The Committee noted that Mr. Barker-Hook may wish to discuss this issue further, and it was noted that the Committee could discuss these issues again. The vote on the motion was unanimous. 2. Educational Uses in Industrial A, Industrial B and Professional Office Districts Mr. Foisy stated that this proposal was suggested by the Chamber of Commerce because it is related to Master Plan goals. Mr. Coutinho stated it is also consistent with the Town’s Vision Statement. Ms. Lazarus noted that educational uses are one of the “exempt uses” in M.G.L. Ch. 40A §3 so they are already allowed, but listing the use in the districts may be helpful. Ms. McNamara recommended that the use be by special permit and not by right, so that restrictions such as hours of operation can be set by the Planning Board. Ms. Lazarus read the list of reasonable regulations which the statute lists as allowable. The Committee discussed the use and whether it is consistent with other uses allowed by right in each of the districts. In response to a question, Steve Slaman, Fire Chief, stated that educational uses within these districts are in acceptable response areas, especially the area near Rt. 495. The Committee discussed areas within the districts which could accommodate a college campus. Mr. Foisy noted that the three zoning districts already allow more intense uses by right than educational uses. Mr. Coutinho moved to recommend to the Planning Board that the Professional Office 2 District, Industrial A District and Industrial B Districts be amended to allow educational/vocational schools by right. Mr. Foisy seconded the motion and the vote was 5 in favor (Larson-Marlowe, Coutinho, Foisy, Chandrasekar, Mihajloski) with one opposed (McNamara). 3. Indoor Recreation Uses The Committee discussed indoor recreation uses and where they are currently allowed in Town. Ms. Lazarus read the existing definition of the use in §210-4. The Committee discussed the parking needs of the uses, and the current parking requirement in the Zoning Bylaw for the use. The Committee discussed whether the use should be by right or by special permit in the Industrial districts. It was noted that the use is allowed by special permit in the IB District at this time. Ms. McNamara noted that the Lake Maspenock neighborhood may be concerned with 24- hour facilities in the Industrial A district, and suggested that the use should be by special permit in the IA district rather than by right. The Committee discussed whether the use should be by right in the IB District. Mr. Foisy noted that the Master Plan advocates commercial growth, and more intense manufacturing uses are already allowed by right in the districts. Ms. McNamara stated that industrial uses should be allowed by right in Industrial districts, and other uses should be by special permit. Mr. Coutinho moved to recommend to the Planning Board that the zoning bylaw be amended to allow indoor recreation uses by special permit in the Industrial A District. The motion was seconded by Ms. McNamara and the vote was 2 in favor (Coutinho, McNamara) and 3 opposed (Foisy, Chandrasekar, Mihajloski) with one abstention (Larson-Marlowe). Mr. Foisy moved to recommend to the Planning Board that the zoning bylaw be amended to allow indoor recreation uses by right in the Industrial A District and the Industrial B District. The motion was seconded by Ms. Chandrasekar and the vote was 5 in favor (Larson-Marlowe, Coutinho, Foisy, Chandrasekar, Mihajloski) and one opposed (McNamara). 4. Retail Stores in IA and IB Districts It was noted that the maximum size of retail stores in the IA and IB Districts is 2,000 sq. ft. Mr. Foisy suggested that the limit be increased to 5,000 sq. ft. The Committee discussed the proposal, and the size of retail stores in general. Ms. Lazarus stated that the area was limited in the past due to the concern that retail uses would displace the industrial/R&D uses in the Industrial districts. The consensus was that an increase of 3,000 sq. ft. would not result in enough of a difference to make it feasible for new retail uses. The proposal was tabled until Scott Richardson can be present to describe the purpose and intent of the change further. 5. Accessory Retail Use to Manufacturing Uses The Committee discussed allowing retail uses which are accessory to an already permitted manufacturing use, to allow for on-site sales of products manufactured on site. The Committee discussed setting a maximum limit on the size of such accessory uses. Mr. Coutinho moved to recommend to the Planning Board that the zoning bylaw be amended to allow accessory retail uses to manufacturing uses in the IA and IB Districts, by right, limited to a maximum of 5,000 sq. ft. Mr. Foisy seconded the motion and the vote was unanimous in favor. 6. Industrial B District, Limits on Restaurant Seats 3 It was noted that restaurants with less than 100 seats are allowed by right in the IB District, and with 100 seats or more by special permit. Mr. Foisy stated that the proposal is to remove the special permit requirement, and allow the use by right with the number of seats unrestricted. The Committee discussed the potential impact on the surrounding neighborhood. Mr. Coutinho moved to recommend to the Planning Board that the zoning bylaw be amended to remove the requirement for a special permit based on the number of seats (i.e. eliminate reference to number of seats) within the Hotel Overlay District (HOD) portion of the Industrial B District. It was discussed that the HOD area is generally located away from residential areas. Mr. Foisy seconded the motion and the vote was unanimous in favor. Minutes Mr. Foisy moved to approve the Minutes of the 11/26/18 meeting as amended, and the motion was seconded by Mr. Coutinho. The vote on the motion was unanimous. Mr. Foisy moved to adjourn the meeting, and Mr. Coutinho seconded the motion. The Committee voted unanimously in favor. Adjourned: 8:54 PM Approved: 12/20/2018 Documents used at the meeting: Draft Minutes of the 11/26/18 meeting Zoning Bylaw M.G.L. Ch. 40A Sec. 3