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HomeMy WebLinkAbout20230712 1 Kaydeross Special Use Permit - Dispensary NarrativeNARRATIVE APPLICATION FOR SPECIAL USE PERMIT Reverie 73 NY LLC This special use permit application is seeking development for an additional use at the site located at 1 Kaydeross Avenue West, the current site of PJs Barbeque and former A&W restaurant. The applicant, Reverie 73 NY LLC (hereinafter “Applicant”), will be leasing space from the new property owner, 1 Kaydeross Avenue West LLC. The Applicant seeks to establish a retail use as a marijuana dispensary to be located in the rear portion of the site, approximately in the area where the single-family home exists, as depicted on the survey/plans. The property is located in the GC -R (Gateway Rural Commercial) district which allows marijuana dispensary as a specially permitted use. Site plan review will also be necessary about approval of the special use permit. Approval Standards 1. The special use in the specific location proposed is consistent with the Comprehensive Plan and associated adopted land use policies, and the purpose and intent of this Ordinance. This property is in the Specialty Mixed Use-Gateway (SG) designation within the Comprehensive Plan. This area “allows for a variety of low to moderate intensity uses that focus on maintaining a distinctive entrance to the city” and the goal is to “improve the physical appearance and attractiveness of the commercial uses.” As you can see from the attached concept plan prepared by the LA Group, the redevelopment of the site will enhance the appearance of this lot with removal of a significant amount of parking along Route 9 and Kaydeross Way and creation of landscaped areas and greenspace in the front facing portions of the parcel. The new building will be designed to be aesthetically pleasing and provide visual continuity with the existing structure. The modifications proposed will be consistent with the comprehensive plan’s goals and the gateway guidelines to improve the physical appearance of the site, while keeping the existing, iconic restaurant structure. The SG designation also is described as largely automobile accessed parcels with aesthetica lly pleasing buildings and landscaping along the street with parking in the rear. As is depicted in the plans, the site has been redesigned to incorporate significant greenspace in areas that presently contain pavement and to provide connectivity and continuity between the existing structure and the proposed building. 2. The proposed special use will not endanger the public health, safety, or welfare. The proposed use is a low to moderately intense use of the location which will allow consumers to legally purchase cannabis and cannabis products for off site consumption. This is a retail facility which does not envision on-site consumption and will be no different from driving to a liquor store or other small scale retail store. The applicants have established dispensaries in the state of Massachusetts and can draw on their experiences at those locations for anticipating the volume at this site and integrate measures to control the flow and timing of purchases. 3. The density, intensity and compatibility of the use with the neighborhood and community character. This site has been operated for commercial purposes for more than half a century. The location of the site is in a commercial district along Route 9 that has offered a brisk eat in and take out business since the initial A&W restaurant was established at the site. In addition, the current site accommodates special events at the site during summer months which increases the volume of users during that time. The site is buffered from the residential uses in a recent subdivision along Palmyra Atoll Lane by a densely vegetated strip of land between the uses. Other commercial users in the zone include a mixture of uses such as hotels, service-related business, restaurants, retail and vacant land. 4. Safe and efficient pedestrian and vehicular access, circulation and parking. The proposal includes significant improvements to provide additional pedestrian connectivity as indicated with the sidewalk improvements depicted on the plans. Vehicular access to the site will be analyzed during site plan review and will likely involve proposed changes along Route 9 to improve safety and circulation from the site to Route 9. As you can see from the plans, the removal of a significant portion of the current parking at the site along Route 9 and Kaydeross Way will enable safe movement in and through the site, with the parking and turning movements conforming to current standards for parking lots. The Applicant will manage the flow of customers with a combination of accommodation of walk-in customers with scheduled appointment-based practices. Product deliveries occur a few times a week and occur in a secure, dedicated portion of the site which is not accessible to the public. The dedicated and secure delivery area is consistent with best practices in the industry. 5. Existing and future demand on infrastructure, public facilities, and services. The demands for infrastructure, public facilities and services to the site will not be altered significantly. This is a small retail dispensary location which is anticipated to have its customers spread out throughout the day in the first year of operation. Because this is a retail only location, the impact on infrastructure is minimal. The site is serviced by public water and septic. The anticipated hours of operation are 8am to 10 pm and the retail establishment will be open 7 days a week. 6. The environmental and natural resources of the site and neighboring lands including any potential erosion, flooding or excessive light, noise, vibration and the like. The environmental impacts at the site will not be significantly altered from present. The site plan modifications shown on the concept plan will help the existing stormwater management by increasing the greenspace areas throughout the site to surround the parking areas and capture runoff. The site lighting will be downward facing and dark sky compliant. No excessive noise or vibration will occur from the proposed use.