The proposal for a cannabis business overlay zone within the I21 District along Ridgedale Avenue was a focal point of the meeting. This ordinance aimed to establish specific zones for cannabis-related businesses, raising questions from both board members and residents about its consistency with the master plan and the potential impact on nearby residential areas. The board’s deliberation included an examination of the ordinance’s buffer zones, which limit cannabis businesses’ proximity to residential neighborhoods and schools. A resident questioned why a 500-foot buffer was applied only to areas west of Ridgedale Avenue.

Public comments highlighted concerns about the ordinance covering not just retail but also cultivation and other classifications of cannabis businesses. Residents expressed frustration over the board’s assertion that the ordinance was consistent with the master plan, emphasizing the lack of reference to cannabis in the plan, which was developed before state legalization. One resident argued that the ordinance’s acceptance was a mere “play on words,” pointing out that the master plan’s historical context did not anticipate cannabis legalization.

The board also grappled with the implications of having governing body members on the planning board, a concern raised by a resident who questioned whether this dual role could influence decisions. It was clarified that state law mandates such inclusion to ensure alignment between policy and planning. Despite the explanation, dissatisfaction persisted among attendees, who called for a reconsideration of the ordinance’s consistency with the master plan and advocated for more community involvement in future decisions.

In addition to the cannabis ordinance, the board conducted a public hearing on application PB12, submitted by CHC Madison Project Owner LLC, seeking amendments to the Madison Hotel’s site plan. The hotel proposed the addition of string lights, outdoor speakers, and portable heaters to extend patio use year-round. A resident voiced concerns about potential noise and light disturbances, particularly emphasizing how the ambient music could affect the neighborhood during evening hours. The board discussed potential noise attenuation measures, including sound-deadening materials and acoustical studies to ensure compliance with local noise standards.

Michael Murray, the hotel’s general manager, clarified that the proposed speakers were for ambient music only and would not be used for amplified announcements. He assured the board that sound levels would be maintained within acceptable limits, with music ceasing by 10 p.m. and lights remaining on until 11 p.m. for cleanup purposes. Despite these assurances, concerns over noise and light pollution persisted among board members and the public, leading to a examination of the potential impacts on surrounding residents.

The board’s discussion also extended to the approval of resolutions for past actions, including adjustments to the Madison Avenue Renewables site plan, known as Restoration Hardware. Changes included the elimination of valet parking and modifications to restaurant and wine bar sizes, with board members emphasizing the importance of aligning these deviations with community interests. The board unanimously approved these changes.

Further deliberations addressed an amendment to Chapter 57 of the Land Development ordinance, clarifying site plan exemption provisions for items like roof-mounted solar equipment and electrical vehicle charging stations. The board deemed these changes consistent with the master plan.