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05/24/2011
Planning Board Meeting Minutes
May 24, 2011
Memorial Town Hall

Members Present:        
W. Ritter, D. Lindberg, A. Bonofiglio, O. Lies, J. Head, M. Wronski

Others Present: 
P. Harding, Town Planner, D. Sciascia, Recording Secretary

7:00 PM:  W. Ritter called the Planning Board meeting to order.

M. Wronski announced his resignation.  This will be his last Planning Board Meeting.

DESIGN REVIEW GUIDELINES - Zoning Amendment:  The current site plan/special permit bylaw is included in the update below, minor suggested changes are highlighted.

Refer to last meetings packets for excerpts from the Master Plan.  Design Guidelines are repeatedly recommended in the Economic Development, Land Use and Implementation chapters.

Options include minor changes to the site plan bylaw or the creation of detailed design review guidelines.  Design Review Guidelines can address all or a few of the following topics:  architectural features of buildings, scale and proportions, entrances to buildings, lighting, streets and sidewalks, infrastructure, off-street parking, on-site open spaces, landscaping, signage, and buffering.  Many of these requirements are already addressed in our zoning bylaw.  The Town has buffering, landscaping, parking and lighting standards for uses requiring site plan approval.  This criteria can be elaborated upon in design guidelines if desired.

ZONING BYLAW
Section XI.J.3.g.

  • Site Plans:  The following instances shall require the issuance of a site plan review special permit from the Planning Board in accordance with the provisions of this Section XI.J.3.g:
  • If a use is being commenced or changed form on use to another and if Table 4. of the Zoning Bylaw requires ten (10) or more parking spaces (e.g. a new mall is being proposed or a house is being changed to a bank).  If there is a change of use and the change does not require an increase in parking under Table 4., then no site plan review special permit shall be required (e.g. a card store is being changed to a lawyer’s office).
  • If there is a change of use and Table 4. requires ten (10) or more parking spaces, and if the change of use requires the issuance of a special permit or a variance (e.g. a restaurant is being proposed).
  • If a building is being enlarged and Table 4. requires ten (10 )or more parking spaces, even if the parking requirement is not increased by the enlargement (e.g. a hospital is proposing a new wing).

  • If a use is being commenced or changed from on use to another and the use involves a drive-up or self activating facility, regardless of the number of parking spaces required by Table 4.
  • Applications   Special permit application forms shall be submitted in duplicate and shall be accompanied by eight (8) copies of the proposed site plan and such other documents and fees as the Planning Board may require.
  • Contents of Plans   Site plans shall be submitted in a scale of not less than 1”=40’.  Site plans shall show the boundaries of the premises, label direct abutters, existing and proposed topography, existing and proposed buildings including the facades thereof, building elevations, exterior building materials, parking, screening, water, sanitary sewerage, storm drainage, loading areas, driveway openings, driveways, service areas and lighting.  A landscaping plan must be submitted designating the location and species of each proposed and existing planting.  There must be a landscaping table included on the plan which lists species, quantity and size.  All dumpsters, outside storage areas, generators and other similar structures must be marked on the landscaping plan and designate proposed screening.  Fencing must show location, type and height.
  • Review   In reviewing each such application, the Planning Board shall determine that the site plan is so designed as to assure the following:
  • Adequate parking and safety of internal circulation and egress.
  • Traffic safety and ease of access at street and highway entrance and exits of driveways, taking account of grades, sight distances and distances between such driveway entrances, exits and the nearest existing street(s) or highway intersection(s).
  • Adequate access to each structure for fire and service equipment.
  • Adequate utility service and drainage, consistent with the performance standards of the Subdivision Control Regulations for the Town of Holden.
  • The proposed site fits in with the scale and architectural style of surrounding properties
  • Architectural and site details:  Details, color texture, materials, light fixtures, signs and all exterior features should be visually compatible, blending to create a diverse yet unified street composition.
  • The Board will review all proposed alterations of, and additions to, existing structures, and all new construction.
  • New construction should respect the existing historic streetscape.  The historic relationship of buildings to the street and to other properties in the district, including setbacks and open spaces, should be maintained.
  • The Board will consider the appropriateness of the size, massing, scale, height, and shape of the building or structure both in relation to the land area upon which the building or structure is situated and to buildings and structures in the vicinity.
  • The style of architecture of new construction should complement the predominant style of existing historic buildings in the vicinity.
  • New structures should be finished on the exterior with materials, composition, and architectural details that are consistent with the architectural style predominant in the vicinity.
  • Features such as doors and windows should be compatible in proportion, size, shape, location, and pattern with similar features on other contributing structures.
(4)     Applications approved under this section shall be constructed according to plans submitted to the Planning Board, and any modification(s) thereof after Planning Board approval, including changes to the facade of the structures as presented to the Planning Board during review of the Special Permit, shall require the approval of such modification by the Planning Board.  The Planning Board may approve such modification during any regular meeting of the Planning Board if the Board determines that the modification is not substantial.  Any substantial modification shall require a full submission under the application procedure outline in Item 1 of this section.

W. Ritter updated the Board regarding the Banana Joe’s site, and stated that Walgreen’s came out good.

P. Harding informed the Board that Amherst and some Cape Cod communities have what will fit Holden’s needs.  

W. Ritter would like to strengthen the existing By-law.  P. Harding will email links for the examples she has for Dennisport and Amherst.to the Board for review.

D. Lindberg wants the Board to be aware of exterior finishes.

HIGHLANDS OF HOLDEN SUBDIVISION:  Bill Ritter reviewed his email response to complaints received from Liz Helder and Staci Robichaud regarding the Highlands of Holden Subdivision.


W. Ritter has spoken with Dennis Lipka, Building Inspector, and has re-read the meeting minutes.  They state that Bergeron agreed to meet with the abutters to discuss the installation of buffering, as a result it was incorporated into the conditions of approval.

Documents presented during review:  (These emails can be viewed at the Town Planners Office)

MASTER PLAN IMPLEMENTATION
  • COMPLETED MASTER PLAN IMPLEMENTATION ITEMS ASSIGNED TO THE PLANNING BOARD.
  • Cluster Development By-law encourage use of cluster zoning to save open space in low-density areas outside the Main Street Corridor
  • Protect important and scenic vistas and agricultural resources
  • Consider inclusion of green building principles and LID in Zoning By-law
  • Provide special protection for slopes to preserve views and to reduce erosion and stormwater runoff
II.     IN-PROCESS MASTER PLAN IMPLEMENTATION ITEMS ASSIGNED TO THE PLANNING BOARD Item #1 will be completed relatively quickly.  The work involved in Item #2, Design Guidelines will depend on how the item is addressed, if the Zoning Bylaw option is chosen, completion will not take more then a few meetings and additional implementation goals should be chosen.  There is also $50,000 of Phase II Master Plan Implementation money available to complete tasks.

  • Ensure SCR are in-line with Master Plan – The Stormwater Management and Erosion Control Bylaw was accepted at Town meeting the Committee will be conducting a public hearing to adopt regulations and design standards.  After this is completed, the Planning Board must conduct a public hearing to reference the design standards in our Subdivision Control Regulations
  • Design Guidelines Prevent Big Box Retail This is currently an agenda item, there are a variety of options the Board can utilize to address design guidelines.  We will discuss the options and tasks needed to accomplish the desired outcome on May 24.
ITEMS TO BE ADDRESSED:
  • MASTER PLAN IMPLEMENTATION ITEMS TO BE ADDRESSED IN 2011 AFTER TOWN MEETING
  • Urge OSRD and mixed-use provision of zoning in designated areas.  The Open Space Residential Design (Cluster Development) bylaw is permitted in a majority of the zoning districts but does not have a mixed-use component.  The mixed-use bylaw is currently only permitted in the Business Office/Professional and Commercial zoning districts.
  • Allow Retail Use in Industrial Drive, and;
Rezone more land in the Main Street Corridor for multi family housing and mixed use, and;
Implement a business recruitment program and conduct a storefront improvement program to upgrade existing.  This item will be placed on the Planning Board agenda after the May, 2011 Town Meeting.  The Planning Board will seek input from the Economic Development Commission
  • Investigate the creation of historical districts at Jefferson Quinapoxet and Chaffinville to supplement the two existing historic districts - The Eagleville Historic District was recently adopted by the National Register of Historic Places.  This area encompasses the Jefferson Mill and surrounding properties.  The Chaffinville area was not part of the newly adopted district.  Local protection of this district can be initiated through a Town By-law , which is enforced by the Historic District Commission.  The Planning Board will place this as an agenda item and consult with the Historic District Commission.
  • Protect cultural landscapes around the Red Barn, Alden Laboratories and historic farms.  This item will be placed on the Planning Board agenda after the May, 2011 Town Meeting and the Historical Commission/Society will be contacted for input.
  • Encourage the development of small office space with business support services to attract existing home occupations.  This type of use is permitted in the Commercial and Business Office/Professional zoning districts.  The need for additional area to accommodate this type of use will be evaluated.
  • MASTER PLAN IMPLEMENTATION ITEMS TO BE ADDRESSED IN 2011 AND 2012
  • Create Village Zoning  There is currently a Village Zoning District in Town, The Planning Board will investigate the possibility of expanding this district after items identified in II above have been discussed.
  • Encourage accessory apartments in Main St. corridor.  Accessory Apartments are currently permitted in all Residential Districts by Special Permit and are allowed in the Commercial and Business Office/Professional Zoning Districts through the Mixed Use By-law by Special Permit.  The Planning Board will discuss the possibility of other avenues to permit accessory apartments.
  • Explore recreational/institutional zoning district category that requires Town review of any proposals for re-use of recreation/open lands if they are sold.  This will be placed on the Planning Board agenda and the Recreation Committee will be contacted for input.
  • Encourage friendly and well located affordable housing projects.  Commit Town-owned property to affordable housing. The Planning Board has recently approved two affordable housing projects.  The Town of Holden currently has affordable housing stock, which is constructed and available to qualifying households.  Due to the economic climate it has been extremely difficult to find income eligible buyers that qualify for funding.  This item should be revisited once existing stock is sold.  The timing will be based on the housing market and bank practices.
  • Consider inclusion of green building   Currently, windmills are not permitted in the Town of Holden.  It is possible to apply for a variance from the Zoning Board of Appeals to prove a hardship exists.  The State is reviewing legislation, which will permit windmills without local controls if certain site conditions are satisfied.  The Planning Board created a draft Wind Mill bylaw to allow windmills through the Special Permit process.  After careful review and consideration the Board felt the large windmill units were out of character in a suburban community, would have a negative impact on abutting properties and would negatively affect scenic vistas.  The proposal for windmills has been tabled and may be revisited in the future.
W. Ritter suggested meeting with EDC.  P. Harding said they haven’t met in quite a long period of time.  He also suggested reviewing Industrial Dr. zoning issues next.  P. Harding will locate the site plan for Industrial Dr.  and try to schedule a meeting with the Industrial Park Committee.


Next Meeting:  June 14, 2011 @ 7:00 PM.  Hill Woods will be on the agenda, and will need a unanimous vote of all five members.

MEETING MINUTES:
  • May 10, 2011:  A. Bonofiglio motioned to approve.  O. Lies seconded.  D. Lindberg & M. Wronski abstained from the vote.  Vote 4-0, APPROVED.
OTHER BUSINESS:
  • Discussed recruiting new members.
  • M. Wronski thanked the Board for their hard work.
  • O. Lies updated the Board regarding CMRPC.
  • D. Lindberg thanked M. Wronski for also doing a good job on the Master Plan Committee.
A. Bonofiglio motioned to adjourn.  D. Lindberg seconded.  All in favor.

Adjourned 7:50 PM.

May 24 2011 Minutes approved:   October 25, 2011                

                                                                        
Debra A. Sciascia, Recording Secretary