MONSON PLANNING BOARD
JANUARY 17, 2012
MEMBERS PRESENT: Tara Hengeveld, Paul Hatch, Karen King and Craig Sweitzer
MEMBERS ABSENT: Kevin Haley
The Planning Board endorsed an ANR plan for Richard O’Connor that combined two lots into one with frontage on Bethany Road and Pine Street.
Jessica Allen and Erica Johnson Pioneer Valley Planning Commission met with the Planning Board to discuss the results of the Monson Visioning Workshop and the next phase in the Tornado Recover Planning.
Also present was Gretchen Neggers, Town Administrator.
Ms. Allen stated a visioning workshop was held on September 14, 2011 attended by approximately 88 residents of the Town. The PVPC staff and FEMA presented information on the long term recovery process, reconstruction and energy efficiency and historic rehabilitation, after which those in attendances were separated into groups of 15 or so and asked to respond to three questions:
- What did you like best of the “old” downtown area and residential neighborhoods and what would you like to see rebuilt?
- What did you like the least?
- Do you have any suggestions/recommendations for rebuilding?
Erica Johnson stated PVPC reviewed the findings and the top six discussion topics were:
- The loss of the street trees. Residents wanted to see the town invest in shade trees and replace as many of the lost and damaged trees as possible.
Recommendation : Apply for funding through the Department of Conservation Urban Forestry program to replace the public shade trees.
- Sidewalk infrastructure – residents felt that the sidewalk network was inadequate and had deteriorated over the years, and would like to see the town repair and upgrade what is there and expand the sidewalk network to encourage more pedestrian activity in the downtown area.
Recommendation: Conduct Walk ability Assessment for the downtown area and prioritize areas for improvement and make recommendations related to walking systems. Use local, state or federal funds to develop a streetscape/sidewalk improvement program.
- Develop a variety of recreational areas - residents were concerned with the loss of recreational areas but believed there was an opportunity to replace and also expand the recreational opportunities throughout the downtown area including a river walk way, bike path, dog park, walking track, ball fields and skate park.
Recommendation: Develop Greenway plan for downtown area identifying existing cultural, historical and recreational resources and determine way to create a linked network to provide active and passive recreational opportunities to residents.
- Preserve the Historic Character – residents would like to see development be consistent with the historical character of the community. They would also like to see all power lines placed underground and street lights more in keeping with the historic character of the Town.
Recommendation: Adopt design standards and establish a Design Review Committee. Continue to use funding from CPA for historic preservation and recreation resources. Conduct comprehensive Zoning review especially for the central commercial and general commercial districts. Expand the boundaries of the National Register Historic District to include the 19th and 20th century residential streets in the center. Adopt a Local Historic District.
- Residents were happy that there are no traffic lights along Main Street and would like to keep it that way.
Recommendation: Require a lower threshold for traffic studies in the downtown area.
- Build to high energy efficient standards / green community standards.
Recommendation: Adopt low impact development standards for storm water management. Promote high quality developments that preserve and enhance natural resources and minimize environmental impacts. Consider adoption of standards for green building for those buildings not subject to the stretch building code, such as commercial buildings less than 5000 sq. ft. in size.
Jessica Allen stated the next step is how to make these things happen. The Visioning Workshop was the first phase, the second phase is to conduct a visual preference survey to determine elements of building design most appealing to town residents and business owners, complete a zoning analysis, update the master plan, conduct in depth analysis of affected areas to understand what is currently there and compare to results of visual preference survey and develop design standards for new construction. The Department of Housing and Community Development grant of $75,000.00 would work. The only drawback is that the work must be completed by June 30, 2012.
Paul Hatch questioned how the recreational piece ties into this?
Jessica Allen stated the last phase of the work would include a greenway/recreation plan, zoning amendments and public meetings and public hearings. The funding for this phase would be a grant of $40,000.00 from the U.S. Economic Development Authority and that work would have to be completed by September 2013.
Craig Sweitzer stated his fear that this program will make rebuilding harder and will create another hardship because the design feature will add cost to the owners. It is a good idea but it will create new hurdles and expenses.
Jessica Allen stated the design standards are guidelines and do not have a great deal of regulatory teeth, case law indicates the courts favor encouraging communities to be flexible and not force specific materials etc. The design standards can be as lose or as strict as the Town wants, look at lot coverage, height, street trees and pedestrian circulation.
Craig Sweitzer stated he could anticipate a situation where a property owner would not be able to rebuild what was there before without spending a great deal more money to rebuild.
Jessica Allen stated the design standards and guidelines only impact specific areas of the Town and it is the last task in the process, frame it however the Town thinks it makes sense for Monson.
Paul Hatch stated much of Main Street is already being rebuilt. The design standards and bylaws will require a vote at Town Meeting.
Jessica Allen reiterated that this is the last phase of the process and the funds to be used for doing this must be expended by September 2013. This allows time for the Town to get community input and familiarize residents with what is proposed and the amendments to the bylaws that would be needed to accomplish this.
Craig Sweitzer questioned when this would be done?
Erica Johnson stated September 13, 2013 is the drop dead date by which all of this must be completed. The one thing that came through from the visioning meetings was that the residents of Monson were happy with what was there and pretty much wanted to keep it the way it was.
Craig Sweitzer stated he felt too much time was being spent on the big picture and he had a problem with setting up bylaws to rebuild in 2013 when the rebuilding was already in process.
Paul Hatch stated he would not want to impose a lot of regulation on residences.
Jessica Allen stated a solution would be to go through the zoning analysis first and see where that leads.
Gretchen Neggers stated she shared the Planning Board’s concerns on the timing of this and felt that working with PVPC the construction and rebuilding is the more immediate concern.
Craig Sweitzer stated he would like to see residential rebuilding put first and was nervous spending money when the rebuilding has already started.
Gretchen Neggers stated she was not a planner that was the PVPC’s area of expertise integrating the reconstruction with the public areas and integration with residential and commercial properties. Ms. Neggers questioned if there were particular zoning impediments that the Planning Board was aware of?
Craig Sweitzer stated the issue of non-conforming lots and grandfathering of those building lots.
Paul Hatch stated it is a really complicated matter but one that is important to the residents especially those in the older downtown area of Monson that sustained heavy damage from the tornado.
Gretchen Neggers stated she would like to see the Master Plan and the Greenway Recreational Plan connected and looked at together.
Jessica Allen stated PVPC would look at the Master Plan and Recreational Plan first and the design standards for the commercial downtown area at a later date.
Paul Hatch stated this was an opportune time to look at zoning that would address certain issues if a casino was built in an abutting community.
Erica Johnson stated at the end of day any proposed zoning changes would require input from the Monson Planning Board and the residents of the Town would have the last say at Town Meeting.
Paul Hatch stated he would like to see the athletic fields connected by a greenway that was one of the things the came out of the visioning meeting.
Craig Sweitzer questioned if money was in place to implement the changes?
Jessica Allen stated PVPC have identified some places that grants may be available.
Craig Sweitzer stated he did not want to see another plan that just ends up on the shelf. In the past these studies have been done and after all of the analysis, meetings and hearings nothing happens.
Gretchen Neggers stated there is funding for some of this.
Craig Sweitzer stated he wanted to get away from just a plan, he wanted something concrete.
Erica Johnson stated the purpose behind this is to put action steps into place.
Jessica Allen stated she would revise the schedule and make the first phase the master plan and recreation plan. The response from Town residents at the visioning workshop led her to believe that there would be no lack of residents willing to sit on a committee.
Craig Sweitzer questioned if the Planning Board had any responsibility with regard to paying the bills for this?
Jessica Allen stated that would be the responsibility of PVPC.
8:10 Ellen Fryman representing Bell Atlantic Mobile D/B/A Verizon Wireless met with the Planning Board to request a waiver as provided in Section 6.14.1 (2) Wireless Communications Facilities Regulations – General Use Restrictions of the Monson Zoning Bylaws.
Ms. Fryman stated Verizon Wireless has an array of 12 panels on the communication tower located on Cedar Swamp Road. Verizon Wireless proposes to remove 8 panels and replace them with 8 panels at the same height, color and location.
Paul Hatch questioned if there was any difference in radio waves?
Ms. Fryman submitted a written waiver request and a technical report with specific information regarding the panels replacing the existing panels that they were in compliance with the regulations.
Paul Hatch made a motion to grant the waiver request from Bell Atlantic Mobile D/B/A Verizon Wireless.
Craig Sweitzer seconded the motion.
It was so voted unanimous.
Paul Hatch excused himself to avoid the appearance of a conflict.
8:17 David Sanborn representing the First Church of Monson met informally with the Planning Board to discuss plans to construct a new parsonage on Park Road. The existing parsonage on Ely Road is too big and is expensive to heat. The church owns land on the westerly side of Park Road and proposes to build a small parsonage that is energy efficient and to sell the property on Ely Road. The pastor would still be close to the church and it is more cost effective for the church. The issue is that Park Road is a private road although there residences there.
Craig Sweitzer stated the issue for the Planning Board is does the road in existence have suitable grades, width and surface for the use intended. The Planning Board must look at the safety ramifications beyond the location of the lot. The Board has seen similar circumstances before with Childs Road and Sand Hill Road and in those instances asked the developer to improve the road by constructing a turn around area so that emergency and safety vehicles were not backing down the road. In addition to suitable grades, width and surface other supporting material would be is it maintained by the Town; was it a town way that was subsequently abandoned by Town vote.
Tara Hengeveld stated the primary issue for her is safety look at a turnaround for emergency vehicles and the dimensional requirements for that.
Karen King stated that Atty. Raymond Blanchette has researched this for the church and has most of the information the Board requires. She stated she gave a copy to the Pastor.
David Sanborn stated the church would like to start construction in April or May of this year.
Craig Sweitzer stated the church could apply for a building permit and submit any documents it has pertaining to the road to the Building Inspector and the Planning Board would confer with the Inspector regarding the turnaround, and suitable width, grade and surface.
Paul Hatch returned.
Paul Hatch moved to approve the minutes of November 15, 2011 as presented.
Craig Sweitzer seconded the motion.
It was so voted unanimous.
8:55 The Planning Board reviewed an ANR submitted by the Monson Highway Department showing changes to easements relating to the widening of Lower Hampden Road.
The Board had questions particularly an area identified as Parcel 3 and without a copy of the plan that preceded this plan it was difficult to understand the changes. Sherman & Frydryk, Land Surveying & Engineering prepared this plan but were not the surveyors of record on the preceding plan.
Paul Hatch stated he would speak with Donald Frydryk to try to get a better understanding of the plan.
9:05 Paul Hatch moved to adjourn.
Craig Sweitzer seconded the motion.
It was so voted unanimous.
Respectfully submitted,
Linda A. Hull
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