Compiled by The Bedford Citizen
The Planning Board held a Public Hearing on Tuesday evening to review a proposed amendment to Bedford’s Zoning Map prior to Special Fall Town Meeting, and in the end voted to support the article. The Zoning Board of Appeals plans to hold an informal discussion about the article at Town Hall on Thursday evening.
The changes stipulated in Article 3 would adjust the zoning of a portion of the Bedford Marketplace shopping center, from Limited Business to General Business. Attorney Pamela Brown, representing Bedford Marketplace, outlined the reasoning behind the proposed change for the Petitioner’s request. The rear portion of the site (Marshalls, Whole Foods Building, Lincoln Liquors, etc.) is zoned for General Business but the front portion of the site is Limited Business, which limits retail space to 2,000 square feet. The size limitation does not apply to banks, restaurants, personal service shops and other uses which Brown termed less desirable.
Attorney Brown said 2,000 square feet is too small for most retail businesses, and the developer of the site is having difficulty finding “quality” tenants for several of the as-yet untenanted spaces. She argued that the amendment is merely a “map change” not a change to the zoning by laws and would only affect the Marketplace site.
Limited Business, it was pointed out, remains an appropriate designation for the Blake Block, Loomis Street, and other retail areas, which helps preserves the small town character of Bedford. As for residents’ expressed fear that the map change would allow for “big box” stores to come in, Brown said “Big Boxes don’t want Bedford and the Marketplace doesn’t want them,” pointing out that the typical big box store would make no economic sense in the new shopping center, which is already fully permitted and moving toward completion. The site plan also precludes further expansion.
Attorney Brown named the tenants for the first of the newly-constructed buildings: Bruegger’s Bagels, Bank of America, a retail location for the Bedford Post Office, Hair Cuttery, Subway, b. Good, and Bank of America. Brookline Bank, Learning Express and a nail salon will occupy the second new building, and several other tenants are in negotiation with the developer. Luigi’s, the beloved Italian restaurant, will not be taking space in any of the Marketplace buildings.
Click to view a PDF of Attorney Brown’s presentation to the Planning Board.
When Planning Board chair Amy Lloyd called for public comment, the most expressed concern was “loss of small town character,” and expansion of business enterprises. Multiple residents, many of whom have lived in Bedford for decades, mourned the changing face of the town and spoke out strongly against the zoning map change.
Several speakers questioned the “last minute” nature of this Article, which the petitioner requested so recently that there was barely time to include it on the STM warrant. Others mentioned “unintended consequences” resulting from the zoning map change. William Moonan pointed out that the Selectmen were divided, voting 3:2 to include the article on the warrant.
After closing the public hearing, the discussion among Planning staff and board members continued:
- Planning Director Glenn Garber felt there would not be a huge risk of a big box store coming as a result of the amendment and added that 2,000 square feet is, in today’s world, too small for a retail space.
- Board member Jeff Cohen said Bedford business can’t survive just on Bedford customers alone, and would need to attract shoppers from out of town.
- Sandra Hackman acknowledged residents’ fear of change , pointing out that this is a problem of timing. Bedford Marketplace is at its worst now, as buildings come down, and people are very nervous about the end result. She also pointed out that the old shopping center (1950s vintage) was “terrible.”
- Chair Amy Lloyd confessed to irritation about the rushed timing of the petitioner’s article, but felt there would be clear benefits from changing the zoning map.
The Planning Board voted 4-0-0 to recommend approval of Article 3.
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