MINUTES OF THE PLANNING BOARD MEETING
JANUARY 23, 2013
MEMBERS PRESENT: Chair Marc Frieden, Chris Olson, Karen Paré, Vincent Vignaly
MEMBERS ABSENT: Patrick McKeon
OTHERS PRESENT: None
All documents referenced in these Minutes are stored and available for public inspection in the Planning Board office, 127 Hartwell Street
PROPOSED BYLAW: MEDICAL MARIJUANA TREATMENT CENTER MORATORIUM: SET DATE FOR PUBLIC HEARING
The Board of Selectmen reviewed the proposed bylaw to adopt a temporary moratorium on the use of land or structures for a Medical Marijuana Treatment Center, and returned the proposal back to the Planning Board for a public hearing. It was decided to hold the public hearing on March 13th.
DISCUSSION OF LAND USE SECTION: MASTER PLAN
Ms. Paré, who is the representative to the Town Wide Planning Committee, has asked members of the Planning Board to review the Land Use section of the Master Plan, which is in the process of being updated. She stated that most of the zoning districts in town are for single residences and residential development has been encouraged in the past. She queried whether this should be changed. Mr. Vignaly saw the need for more businesses in town and encouraged the expansion of business districts and sustainable businesses. More industry will help the tax base. The cost of residential development is more than is returned in taxes. For every $1.00 received in taxes, $1.29 is spent in services.
Ms. Paré commented that mixed use development (commercial, businesses and residences in one area, or even one building) doesn’t seem to work in town, even though she would like to see it. The long strip of commercial zoning on Route 12 makes it difficult. It is not conducive to residential activity. She inquired whether this could be changed by expanding the General Residence District. Mr. Vignaly stated that this hasn’t worked
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January 23, 2013
because the property owners have not tried it. They need to be encouraged, possibly by the creation of “village zoning”. This type of district could be well situated down Crescent Street, Central Street, and in the Pinecroft and Oakdale sections of town. Limited business uses could be allowed. Mr. Frieden envisioned this area for service businesses, not anything attracting noise or crowds, such as a nightclub.
Another proposal is to get rid of the Conservation District, Ms. Paré stated. That area could then be used for affordable housing or service businesses for residents of Angell Brook and Hillside Village, Mr. Vignaly stated. If the county gives up the hospital land, multi-family housing could be constructed there, but commercial development would be preferable. Ms. Paré asked whether the General Residence district should be expanded because the town needs apartments, although not necessarily large apartment buildings. Mr. Vignaly inquired about a past study by CMRPC that stated the town could double the business district. Ms. Paré stated that she doesn’t know where that could happen and referred to Figure 3.1, which shows that only 26% of the land is now residential and only 6% is vacant.
Pressure could be put on people owning chapter land to allow it to be developed. Otherwise, there are few open parcels to be available for development. Only nine acres of commercial land is undeveloped. Mr. Vignaly stated that, according to the CMRPC study of the Route 12 corridor, there is land available for development.
These themes will be debated at the Town Wide Planning Committee meeting, Ms. Paré stated. Single Residence districts should probably not be encouraged, Mr. Vignaly stated.
DISCUSSION OF CHANGES TO SIGN BYLAW
A joint meeting with the Board of Selectmen will be held on February 20th to discuss proposed changes to the Sign Bylaw. They have concerns because the bylaw has gone from seven to 17 pages, however, the former bylaw was unclear and difficult to enforce.. Mr. Vignaly pointed out that when the bylaw was written, there were no digital display or changeable copy signs. Ms. Paré stated that a summary of the changes needs to be created, using bullet points. She added that the Building Inspector doesn’t want any temporary signs to be allowed, but he does like the idea of streamlining the permitting process.
There is still no section in these bylaws where the Municipal Lighting Plant signs are allowed, Ms. Paré stated. How to allow wall and canopy signs together is a problem also. More than one wall sign can be allowed, Mr. Vignaly stated, but only with a maximum amount of area for both. If advertising is desired on a canopy, then the same square footage for signs needs to be maintained. An address could be allowed on a canopy, Mr. Vignaly stated, but not the name of the business. Menu board signs are also a problem. They should be allowed in a window, but not as an additional sign on the property. At a non- drive-thru restaurant, a wall-mounted menu sign should be allowed, with changeable copy and a limit of two square feet.
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Ms. Paré will contact the Celebration Committee to determine the specs for the lightpole signs, which will be allowed along non-residential streets. Mr. Frieden cautioned that the amount of advertising needs to be limited on these signs. He will contact VHB and ask for assistance in determining brightness limits for changeable copy signs and find out if 350 and 6,000 nits are appropriate levels.
Ms. Paré stated that she will make the amendments and ask for Town Counsel to review the document. She cautioned that any changes made after the public hearing may not be more restrictive. A draft will be forwarded to the Board of Selectmen, the Economic Development Task Force, the Building Inspector and the ZBA. Ms. Paré will also make a summary with bulleted changes.
OLD BUSINESS: 242 Woodland Street: The draft letter to the developer has not yet been sent.
REPORTS FROM OTHER BOARDS:
Earth Removal: Mr. Vignaly reported that the committee continues to debate the request by Baldarelli Brothers to remove 60,000 yards of gravel (1,200 truck loads) from three lots off of Laurel Street. The zoning allows that much gravel to be removed only in association with a building permit, so the applicant will apply for a permit to build a shed.
Housing Trust: Mr. Frieden reported that the candidate for the position of coordinator had to cancel his interview. A tri-town grant for state funds is still being pursued.
CMRPC: Mr. Vignaly reported that Trish Settles has agreed to review the Housing Production Plan.
PAYMENT OF INVOICES/REVIEW OF MINUTES OF JANUARY 9, 2013
No invoices were submitted for payment. Upon motion of Mr. Olson and second of Mr. Frieden, it was unanimously voted to approve as written the Minutes of the January 9, 2013 Meeting of the Planning Board.
At 9:30 p.m., upon motion of Mr. Vignaly and second of Mr. Olson, it was unanimously voted to adjourn.
Date Accepted:_____________ By:____________________________
Patrick McKeon, Clerk
Submitted By:__________________________
Susan Abramson
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