It's approximately 7 o' call this meeting to order. This is meeting of the town of South Planning Board. We're holding this hybrid meeting. Today is Tuesday, July 22nd, 2025. We are here in person at the South Town Hall in the land use hearing
room at 454 College Highway. We're open for Zoom participation. We are recording the meeting. It is okay if you do so as well. You just need to let us know that you are recording. Um, do a quick roll call intro the
table. Okay. Alvin Allen, town planner. Jessica Thornton, planning board chair. Dina, planning board vice chair. Diane Jessa, member. Marcus Phelps, member. Elsa, associate. And also online, we have Jason Brunwald.
Jason Grunwald, member. Thank you. All right. Um, before we get into the town planners report, just a quick note for everybody here, uh, in case you haven't noticed, this is a pretty lengthy and, uh, full meeting agenda. We encourage public participation. We just ask that you
follow the rules of order. Please wait to be acknowledged by the chair and address your comments or questions to me, and I'll direct it to be answered by the person who needs to. And please also try to keep your comments brief if possible. Many people may like to speak. Please try to keep it to a couple of
minutes to get your point across. Appreciate you and Mr. Allen. Okay. For the town planners report, we have uh one new item that will come up for the uh August 12th meeting. It will be 691 College Highway. It will be a
proposed recreational marijuana facility and that would be a special permit uh review. In addition to that, I can't um recall the particular address, but we have a a daycare. Uh it was a former BFW. Anybody
knows the particular uh site? They're proposing a daycare for the second floor. So that will come before you guys for a site plan review. Anything else? Very good. At this time, we'll hear any public
comments uh related to something that is not already listed on this evening's agenda. If your comment is for something that's already listed, at the time that we approach that matter, you'll have your chance to speak. So, any public comments in person?
Any online? Hearing none. At this time, the board is going to step away to another room within the building to hold an executive session. At this time, I would like to hear a motion to go into executive session with town
council pursuant to Mass General Law Chapter 30A section 21A3 regarding litigation and threatened litigation. We are going into executive session to discuss strategy with respect to litigation and we are declaring that an open meeting may have a judgmental effect on the litigating position of the
body. We will reconvene in open session. Um I expect this to take anywhere between 15 to 30 minutes. Please have your patience and uh we'll get back upstairs to you as soon as possible. Everybody on Zoom, we will mute but keep
the video rolling so you'll be able to see when we come back into the room and start up again. Do you hear that motion? Dave Spina. So moved. Da second. We'll call vote. Jessica Thornton. I Dave Spina. I Diane Jess. Marcus Phelps. I
Jason. Jason Grwald. I mute. Should I put everyone into the waiting room? Okay, for everybody on Zoom, thank you for your patience. We're going to continue the meeting with the next item on the
agenda, which is 662A College Highway Premier Self Storage. Good evening. Hello. Um Chris Chamberlain, civil engineer with virtual design group. Um when we were here last week, I think we gave an overview of the project. Uh
answers the questions you had at the time. Um and then I think the board uh decided to leave the public hearing open to give board members some time to digest that um and come back with any additional questions. Um Alvin didn't pass us anything long in the in the interim. We're back to address any last
lingering items. Um, and we had also submitted the the lighting plan that we had talked about a few weeks back. Yeah. Right. Um, I also had in my notes, Mr. Chamberlain, that there was questions about the carrying
load capacity for the overink for fire apparatus. Um, sure. I thought we had addressed that, but I'll I'll go over it again. um that um we are uh the way that uh sort of the design and construction of these pre-cast structures works is um we're
going to include in the specifications to the contractor what the load cap carrying capacity needs to be. Okay. And we're going to uh require that the covert um that they come back with is rated for that um stamped by a structural engineer which is um
traditionally um on staff uh at the pre-castaster. Um and so we'll review that and again if if we want to be crystal clear about that in the record we're having a condition that that it be um approved for loads sufficient for any of the town's fire risks.
Um, we also noted the that there would be a condition for underground utilities if possible. Correct. Right. We received the lighting plan as requested. Do we have the type tanks with the D reds considered added to the plan for the drive-in capable units?
Um, yes, I believe it's shown on the plans. Um, Yeah. So, that's uh indicated here on the utility plan. Um, we've got a double wall underground tank and then we've got a few notes referring to the proper PDP
regulations that that are in that. So, that will just be servicing the units on the westerly side, not necessarily the drive-in. So, the plumbing design for the building hasn't receded yet because permits are not done
yet. Um, but uh because the outward facing units are on the upper floor upstairs, it'll be trivial to tie those all in. Great. And then we had the fencing indicated that was going to go around
pretty much let's say 3/4 right of the correct partial and then it's going to meet up to wooden ballast to prevent exactly board members is there any other questions concerns or followup questions
that you have for Mr. Chamberl or the applicant? Is it usual that we require the fence to be black vinyl coated? Is there any interest in that? I know some of the ones that are more visible,
we have required that. I don't know if I would require it in this circumstance just because what's going to be surrounding it. Where is where can you point to where the fence runs? Sure. It's uh
essentially here. Um we've got an open field behind the O'Reilly auto over here and this is going to remain wooded on this side and it's wooded in the back. So, and that is a good four or 500 ft from the road. Should be good. Okay.
Jason online, did you have any questions? No questions. Are there any town officials with questions or comments either in person or online? Are there any public comments,
questions, comments in person or online? Mr. Is there anything else that we're waiting for this project? particular is just the storm wateration must have been. So the storm water application has is
submitted and complete and it's been reviewed. Um it's been reviewed um by the town. Yeah, we received DPW comments back. They didn't have any comments on the storm water. There were a handful of trench permit and tight tank those
comments which I you've already driveway cut per comment. Yes. Okay. Okay. Hearing no other questions, comments or concerns. Do I hear a motion to close the public hearing for 662A College Highline? Dave Spina. So moved.
DA second. Roll call vote. Jessica and I. Dave Spina. I DA I. Marcus Phelps. I Jald. I All right. Thank you very much.
Boils. Mr. Chamberlain. It's been a long uh adventure. We will do what we typically do in these matters. We will draw up a decision written in the affirmative approval. We'll review that at our next meeting and then vote at it at that time. Thank you so much.
Thank you guys. All right. Next on the agenda is a continued public hearing for Shaker Farms Country Club Earth Excavation modification special permit protection district special. Good evening Steve from Associates. Good evening Steve.
Good evening. Uh similarly we were here last meeting and you decided to have some time to review stuff. We did not get any kind of request for further information from anybody. So,
we did uh receive a letter addressed to Mr. Allen. Good morning, Alvin. In reviewing the correspondence I previously had with the DPW, I was able to find that Randy Brown and I had discussed the matter of the Shaker Farms Earth Excavation permit
modification back in March. Specifically on the point of the restoration bond, we compared public project pricing versus the town's material pricing and factored in an economy of scale element. Ultimately determining that a restoration bond in the amount of 150,000 would be a fair compromise for
this project. If you the applicants have any questions, please feel free to reach out. Regards Jonathan Goddard, assistant director DPW. I am not authorized to make that determination. Okay. Mr. Cotto. Yes. Yeah. We've um we've
discussed the uh the reason for the the lack of restoration up to this point is the fact that when they did the excavation originally, they you know they continued with it to a point at which they felt comfortable without any kind of um boat to give them any kind of
uh uh height elevations and that type of thing. So, what we planned on doing is getting the the top the um the top soil that's in that far corner, bringing that forward and starting our restoration period at the same time we're doing the excavation if that's at all possible.
And then Will will contract with the we will make sure that the excavator uh you know if he has to bring in the top soil and do what he has to do to make it hold basically with the restoration. So
and the bond. Sure. We we I think we can go ahead will take our professionals advice on that. Um we acknowledge that project has been ongoing and there's some moving pieces and parts and we're I don't think we're looking for you to commit to reforesting
the area because it's going to be potentially used for other things. So um I appreciate that. Yeah. All right. Board members, any questions or comments for the applicant or the representative? Are there any uh town officials online
or in person with questions for the applicant? Are there any public comments in person or online? All right, hearing none. Do I hear a motion to close the public hearing farms country of earth excavation modification? Dispos moved.
Dian just a second. Roll call vote. Jessica Thornton. I Dina I. Dian just I Marcus Phelps I just run. Okay. Thank you. Thank you very much. The same disclosure applies. We will write this up in the
affirmative and have a draft for us to review and vote on at the next meeting which is August 12th. Thank you very much. Thank you. All right. Next on the agenda, we have the continued public hearing for the planning board's consideration to revoke
the subdivision infrastructure severity for the Sunnyside Ranch States LLC. All right, I think majority of you folks are here for this this evening. Uh we have reviewed the public comments from the
last hearing. We have also met with town council and we are here this evening to hear if you have any more public comments or concerns and then we'll move forward. Unless any board members have the comment prior
we'll move right to public comment. If you would like, please raise your hand, identify your name and address, and please remember that there are a lot of you who wish to be spoken, and um we want to finish our hearing today. So, uh Mr. Falsi,
good evening. My name is Mark Fulco. I reside at 14 Ranch Club Road and South with Chair Thornon and members of the planning board. I appreciate the opportunity to speak again about comments regarding the proposed release of security on the Sunnyside Branch
subdivision developers. First, I would like to present a group of petitions signed by 55 residents of the Sunnyside Ranch subdivision. May I approach? Yes. For the record, the petitions read, "We
the underside undersign undersign requests that the town of Southwick does not release the security placed on the developers until the PO member are fully reimbured the amount paid to make the repairs and necessary improvements to
Overlook and Sugar Maple Lane. Two, the sound town of Southwood does not release the security placed on the developers until all improvements required in the Sunnyside Ranch estate subdivision are completed in a satisfactory manner.
Three, the town of Southwick assists POF members in recovering the amount paid to make the repairs and necessary improvements to Overlane and Sugar Maple Lane and provides assistance to get all improvements required in the Sunnyside
Ranch estate subdivision completed in a timely and satisfactory. Now, I understand that the planning board is in receipt of my June 25th, 2025 and July 10th, 2025 Freedom of Information Act requests presented to
town CEO Nicole Parker. Uh, I would expect that you are also in receipt of town planner Allen's July 9 response to that request. Thank you, Mr. Al. I believe that failure to provide the information requested in my
correspondence of June 25th and restated in my correspondence of July 9 constitutes a violation of the Massachusetts public records law. I reserve the right to pursue all remedies available to me under the law without prejudice. However,
in in a good faith effort to resolve this matter amicably and in partnership with the planning board, I join my fellow residents who are here tonight, who are online, and who have signed the petition um in an effort to once again call upon
you not to release the security placed on the developers and to assist us in correcting the unfortunate issues we have inherited with the developers. Now, I wish to provide the planning board with some important context regarding my information requests. In my
June 25th information request, page two, items A, B, and C, I asked for several documents that I did not receive. These specifically relate to the definitive plan for the subdivision and all documents pertaining to the covenant in
lie upon application by the developers per the town of Southwick code book chapter 315 and the inspection reports corresponding to the release of the covenants again per chapter 315. I did receive some limited documents
listed as exhibits A, B, and C in the balance correspondence that I would like to briefly mention. Exhibit A, which has been identified as the original covenant. The original covenant document, paragraph 9, includes reference to final
completion of the construction of waves specified herein, on or before. And then there's a a statement that's in italics. Planning board date for construction and installation to be completed. That date was never filled in.
What was the date for that deliverable? And why was the covenant never amended to include that date? It's a continuing question. Exhibit B that was provided to me the definitive subdivision plan. The exhibit entitled the definitive subdivision plan does not appear to be
the final definitive plan. However, I will point out the following facts that are included in this version. Page three of 15 indicates the required location of catch basins. These catch basins were installed in the
wrong location and this is actually causing drainage issues on Ranch Club Road. Pages 14 and 15 of 15 provide engineering detail for the roadways, the catch basins, drain manholes, and other
infrastructure that is documented and is documented as not being met for the report issued by the town of South DPW on May 20th, 2022. Every page of the plan, almost every page of the plan, includes a reference
that says add sidewalks. The engineering design detail included on page 15 and 15 provides specifications for sidewalk detail, item number two, referenced on that page, and access ramp detail, item number three,
referenced on that plan. The sidewalks and ramps again as documented in the DPW reports of May 20th, 2022 clearly have never been installed. And accur according to the DPW report, the patuminous payment cart paths that do
exist in some of the limited areas are not in compliance with town code. They're not compliant with ADA and they represent a hazard and we've experienced the result of that hazard. Unfortunately, some of the people in attendance tonight have been seriously
injured because of these falls. Exhibit I provided to me, Town Code Chapter 315. Chapter 315 of the town code book provides um several things for which no record
has been provided. These include subdivider notification and attestation that the required work has been completed, that pavement integrity has been inspected and accepted by the town, and that required sidewalks have been completed, inspected, and accepted, and
that an asbuilt copy of the subdivision plan has been filed. Exhibit C, covenant release on lots 43 through 45. I received a planning board memorandum to the town clerk dated September 25th, 2002 that indicates
after inspection and recommendation by Art Shvalier, apologize if I mispronounced that, town engineer. Apparently, this was the basis for allowing building permits on lot 43 through 53 of the subdivision.
The memorandum goes on to require that the covenant remain on all other lots until the requirements for their release construction of roads and utilities are completed and inspected. Completed and inspected.
Once again, no record of the subdivider notification to the town and no record of this inspection has been provided and no such inspection report provided for any subsequent covenant groups. Exhibit D, S sur covenant release, which
I believe is covenant release 2. Planning board meeting minutes September 7th, 2010, noted a letter of non-compliance was sent to the ranch subdividers referencing modifications of the definitive plan for the subdivision that were out of compliance.
Vice Chair Terry stated on the record, none of the lots should have been sold. Mr. Marcus Phelps, former town planner and now a member of the planning board, is on reference is on record referencing a request from one of the developers to
release certain lots in the subdivision. Mr. Phelps stated his lawyer has requested that the covenants be removed. Once again, there's no record of the request which is required by town code and the inspection report or other documentation
um of required subdivider performance. None of that has been provided. Yet, surprisingly, several lots, including those on overlook, were released by unanimous vote of the planning. How could this happen? How could it
happen? Exhibit 8, SR Covenant release 20 of four. In the December 28th, 2011 planning board minutes, town planner Phelps is on record stating that work required in the modified subdivision plan has been completed. It's on record.
December 28th planning board meetings. Once again, the definitive plan assumed to be the modified plan in Mr. Phelps statement has not been provided. Nor has the request for release from the developer required by town code or the inspection report again required by town
code been provided. I'm led to conclude that these documents required by town code and crucial to the prop proper management of important town business do not exist. Exhibit F S S re sur covenant release
three of four. The July 2nd 2013 planning board minutes reflect that Mr. Peter Papis, one of the Sunnyside branch subvel development division uh developers appeared and provided a statement regarding the release of covenants. Mr. Pavis made two crucial
statements in his statement that evening. He represented that sidewalks had been installed and that he planned to finish the road supposedly overlooking Sugar Maple in the fall of 2013. The sidewalks in the subdivision have
never been installed as documented in the DTW report of May 20th, 2022. There's no record of inspection ever taking place to ensure that this important subdivision work was completed. If there was an inspection, it would have been crystal clear that
the work was never performed and the developer did not meet their obligation under the town code for release of the covenants. This is another reason why the subdivider request for release as required by the town code is so
pertinent. I'm absolutely astonished that despite being told that the road was not yet finished, the planning board unanimously agreed to release the covenants for lot 25 26 and 35 to 38.
I again ask how the town officials and the planning board ever let this happen. Exhibit G, S sur S sur covenant release 404. The December 20 December 2nd, 2013 planning board minutes document that a possible
discrepancy between plan work and performed work on the roadways exist and no Ashville plans for the Sunnyside Ranch subdivision have been filed. Mr. Cesler, town planner at the time, goes on to comment that the developer is not
in compliance with their special permit if the work was not performed planned. He also warned that a potential safety hazard could exist pertaining to the actual construction of the roadways. Once again, no request for release by the developers. No inspection report
appears to exist yet. The planning board unanimously approved a certificate of performance um for the portion of the subdivision on Sunnyside Road despite these glaring violations of town code. Exhibit H performance satisfied. Exhibit
H was provided as a documentation of work completed upon which the December 2nd 2013 release was dated. This document that was provided is actually the September 25th, 2002 memorandum from
the planning board to the town clerk. The val validity of which is certainly in question because there's no documentation of inspection again as required by town code uh supporting the recommendation of town engineer shal.
So, in conclusion, I'd like to remind the planning board of their responsibility to uphold both the town code and Massachusetts general laws, specifically chapter 41, sections 81A to 81J, and the
subdivision control law, sections 81K to 81 GG. In particular, the stated purpose of the subdivision control law is to protect the safety, convenience, and welfare of the cities and towns in which it is.
With regard to issuance and release of covenants, the law is very clear. No law shall be built upon until such ways and services have been provided to serve such lots. Lastly, in addition to town code in
addition to the town code, chapter 11 is very specific regarding the completion of required ways and services and the obligations of a planning board. It states, "Upon completion of the construction of ways and the installation of municipal services in accordance with the rules and
regulations of the planning board, security for the performance of which was given by bond, deposit, or covenant, or upon the performance of any covenant with respect to any lot, the applicant shall send by registered mail to the city or town clerk and the planning
board a written statement that such construction or installation in connection with such bond, deposit, or covenant has been completed in accordance with said rules and regulations. That's state law, ladies and gentlemen. In regard
in this regard, the town of Southwick and its officials, including the Southwick planning board, have failed in its duty and have failed the residents and taxpayers of the town of Southwick and the ranch subdivision. It's time to make things right. Thank you.
Is there anybody else in the room who would like to make a public comment? Say something. I'm Peggy Gavin Eddie. I live at Two Sugar Maple Lane. And in September 2020, I decided I wanted to go for a walk. So,
of course, understanding that the roads were not great, but we had no sidewalks. I still wanted to take a walk. If you remember, 2020 was one of those times you kind of want to get some fresh air. And because there was potholes, somehow
my sneaker got stuck in a pothole that launched me. My sneaker stayed in the road to the side of the road and I have since broken my elbow. I have a radial head. I had a plate removed for bones
that were broken. I have a hand that's not totally closing. I had a frozen shoulder and I had a year of PT. And ironically, to add insult to injury, it was in front of Peter Papath's house. So, you know, I just want to say, you
know, to think that there are supposed to be sidewalks and to know that I live in a great neighborhood, beautiful area, and to think I can't even go out and take a walk and of course all my neighbors hear about that. So, that really upsets people because I want to be careful on the road, too. So, I just
wanted to put on record that it was very, very upsetting in a year that was not so great. Any other public comment? Just want to say in 24 we had Jim Sullivan uh 16 Gable uh 24 we had a young child uh
living his bike again sink hole right by Peter Baptist's house and ended up uh broken bones family was was fortunately very good about
again no sidewalk and all All it took was somebody from an EVW to just drive up or anybody. It could have been somebody's first day on the job and they would have said, you know, like the name right here. So, um I
think Marcus has said more more than they could ask for. Anybody else in the room? Yes, sir. Yeah. Yeah. My name is Bruce Tomaso. Um, I live at six Pond View Lane in
Southwick and um, I've been a tax preparation volunteer the town of Southwick for 18 years. Long time, right? I love this town, right? I love the seniors in this town.
Um, and yet at the same time, I'm I'm looking at a town that has basically disregarded the concerns of its taxpayer base, one of its taxpayer bases by by
the inaction. And I understand perfectly that certain dynamics happen and they happen for a certain reason. But at the same time, what I don't understand is why uh people have to be held
accountable for inaction, right? and everything I've seen and I've I've done my own FOYA requests. All right, and I have that same 2002 report and that happened to be on Pawn View Lane where I live, right? In 2002,
there were there were no homes. There was nothing there. All right. There was just a road a roadway and it was approved to be consistent with the covenants that were existing. Mr. Mlin in 2013
touted the beneficiary the benefits of that F covenant. Uh it was equally as good as a performance bond. Well, no it wasn't. It just was not. Right. And
I just I just have trouble reconciling living living in a town that I truly love living in and serving right in so many different ways. um with the indifference of the town uh to the the
the the situation that it it's it's one of its larger taxpayer bases has encountered for for for however long. Right. Enough. Thank you for your consideration. Last caller in the room.
Are there any public comments from participants on Zoom? Madam Madam Chairperson, yes. Uh Timothy Ryan, I'm the attorney for the Sunnyside Ranch Property Owners Association
and I'm an attorney in Springfield and so I'm appearing via Zoom that way. But on this question, I just want to bring to the board's attention. The POA has recovered a judgment against Pinnacle Estates for over $700,000.
That judgment is the 500 plus,000 the um property owners association spent of their own members funds to complete the roads plus statutory interest.
The case is now pending before the Massachusetts Appeals Court. We are seeking to pursue the Property Owners Association's rights to recover against the principles of uh Pinnacle Estates.
Um ask that no action be taken by this board uh while the litigation is pending, while the case is pending before the appeals court. um you know it has the potential to uh prejudice the
case uh in any number of untold and unknown ways. Um the property owners association has been fighting this case now for the better part of four years. They had to dig deep into their pockets to repair and complete these incomplete
roads. We've heard about the two significant injuries that were suffered up there because of the incomplete roads. And so it would be very prejuditial or could be very prejuditial to the property owners if the town were to take action at this point which would
uh be seen as a victory in the release of the uh security requirement that the bond that the city or the town uh implemented while this litigation was ongoing. So we ask that uh at a minimum the board just refrain from taking any
action. let the case play itself out and deal with it once we have an end result. I saw that attorney Mark Tanner's there on behalf of the board and Attorney Tanner and I have corresponded and communicated regularly throughout this litigation and you know we've been very
uh able to communicate and let each other know where we believe the case is going. So I know he's an effective uh advocate for the board, but I would ask that you take no further action at this time. Thank you. Thank you, Attorney Ryan.
Are there any other comments from people on Zoom? Madam Chair. Yes. Uh this is attorney Michael Rowdy. I represent Sunnyside Ranch Estates LLC, which was the original developer, uh not the Property Owners Association, which
has a similar name. Um, and I just want to reiterate the comments I made uh last time which included the fact that there is this judgment that attorney Ryan referred to. It's a judgment against Pinnacle um which was the subsequent
developer to whom my client transferred both the rights and the obligations of the development to and that transfer was made prior to the release the final release of the covenants. And so, uh, my client played no role in obtaining that
final release. It was Pinnacle, uh, who did that. Um, with respect to whether, um, action by this by this planning board might prejudice the ongoing litigation, I would just note and and attorney Ryan can confirm if he wants
to, um, that the issues that have been appealed do not relate to my client. the claims against my client have all been dismissed and have not been appealed. So, I think that the planning board taking the action of releasing my
client, Sunnyside Ranch Estates, from the um from the uh covenant requirement um or the security requirement rather would not have any impact on the pending appeal. Uh that's my view. Thank you.
Thank you. Any other comments online? Raise your hand or unmute yourself hearing and seeing none. We need to motion to go back to your
Yeah. Would you like to go? I have no problem with it. as we are or going back to I'm okay with moving forward but if you want to go executive session that's too any other members want to reconvene in executive session
reconvene in executive s all right then do I hear a motion to close the public hearing Dave Spina so moved I just a second roll call vote Jessica for and I Dave I just I Marcus Phelps. Eye.
Jason Grunwald. Eye. Do I hear a motion to withdraw the previously imposed security bond of 560,000 against Sunnyside Ranch Estates LLC without prejudice? So moved. Dian
roll call vote. Just the support and I Davis I and I Marcus Phelps abstain. Jason Cornw will die. Thank you very much. The next item on the agenda is 157
Beading Hills Road, Crepes Tea House just to modify special permit, wild protection district special permit non-conforming use special permit flood hazard and wetlands district special permit and site plan. the planning board. Madam chair,
yes. I I I heard a a motion to remove the thing from the the bond from Sunnyside Branch Estates. All right. I did not hear anything about Pinnacle Estates. Correct.
All right. Correct. So that's still Yes. Okay. All right. But that's still in place. Thank you. All right. Right. And Mrs. Thank you. Thank you.
Mr. Allen. My apolog um we have in front of us Mr. Steve Salvini of Salvini Associates. He has sent in a continuence request, correct? Via email
um to request a continuence to the next planning board meeting. Is that correct? All right, Madam Chair. Yes, Mr. Question on that. Uh we're continuing to August. In the interim, I'd like to see
some occupancy numbers because it's important to do some calculations on the parking. Uh in the parking bylaw, the requirement for a restaurant is 40%
of the uh allowable occupancy. So if you do the math on the crepes tea house since they have 93 occupancy
per patrons 40% of that is 37. So the minimum requirement for parking for the current occupancy is 37 spaces. So there's some latitude
in there. We have to then understand what the occupancy is of the three outbuildings. Okay. To be added to that 93 then 40% of that number
if I'm a point of big confusion. I'm sorry. And I don't we have to keep the door open for public hearing matters. I would just We're looking for a continuence. We're looking for a continuence. So, um you kind of know what we're going to be
looking for. Yep. Um and we will get those numbers from you when we next hear from you in public. Yep. It would be appreciated if someone if you had questions that you could forward them to us in advance. Yes. So that we can have a chance to look.
And the interim acting building inspector should be involved. He's allowed to, you know, go on the property and look at the structures and so forth. Okay. Yeah. Um I believe those are requests for a site
plan of some sort that detailed, right? But that's why I'm looking for continues because there the stuff to consider. I I don't have all the information just yet. Okay. Thank you. All right. I'm just looking for my
paper that I had the time on. This is done. This is So, do I hear a motion to continue the public hearing for 157 Hills Road to 7:05 p.m. on August 12th?
Dave Spina. So moved. Marcus Phelps second. Roll call vote. Jessica for an I. Dina I Marcus Phelps I Jason Grimwald I Jason Grimwald and also okay
perfect thank you thank you Steve great I need you need public hearing That's both. Okay. All right.
On to the next. We have a new public hearing. The notice is hereby given in accordance with the provisions of Mass General Law Chapter 4A section 11 in the town of South bylaws that the planning board will hold a hybrid public hearing on July 22nd, 2025 at 7:25 p.m. via Zoom
and in the town hall at 454 College Highway South McMass on an application by LS Ecklas LLC and Mike Fatalio of Lonear Energy LLC for a modified special permit site plan approval and storm water management
permit for property located at 63C Kongan Road zoned industrial restricted and agriculture/conervation property is shown on current assessor's map 162 parcel 4. The applicant is proposing a plan to make 15 additional
acres of land within the 118 acre parcel site available for a large groundmounted photovotayaic system pursuant to code of south design zoning bylaws chapter 183 and chapter 185 sections 910 1922 and 23.2
Zoom meeting information is provided. A copy of the application may be expected by contacting Alvin L and the town planner his phone or email. Any person interested or wishing to be heard on the matter should appear at the time and manner designated Jessica Thornton, chair cell4.
Good evening, members of the board. Um, my name is Mike Patiglio. I'm the project developer for Loadar Energy. So, we are the parent company of LSE Equilis as well as the current owner of the uh parcel in town. So, just wanted to
introduce Loadar. For those who don't know, it's a longstanding solar development company based out of West Harford, uh, Connecticut. To date, we have roughly over 40 operating sites.
Um, today we're proposing a 4 megawatt AC with a 2 megawatt 2hour uh, coupled battery system. Um, um, Load Star has previously permitted the two projects to the north to note
and those received building permits and were constructed in 2019. We've worked to design a project today that minimizes environmental visual impact, meets all towns local zoning requirements, and complies with the
applicable state and utility regulations. This project will generate no additional traffic, no demand on town water or sewer, no nighttime lighting. The project will utilize the same access way and interconnection as the two
previously mentioned projects to the north. Um, we're here to listen today and answer any questions as well as work collaboratively with the board and the community to foresee successful projects. And now I will turn it over to
Tim with J.R. Russo who is the civil engineer of the project. Good evening. My name is Tim professional engineer with J.R. Russo and Associates located at one show in East Point, Connecticut. Um,
as Mike mentioned, the proposed project which is shown in white on this exhibit is going to be located to the south of the solar project that was in front of this boardroom 19. and I was actually the engineer of record on that project as well.
The site is approximately 118 acres. Um, as you mentioned in your meeting of the public notice, what we are proposing is to utilize approximately 15 acres of that site. And the 15 acres that we are looking to use is the majority of it is
currently in agriculture, has historically been in agriculture. I believe it's strong right now. um and with some uh some expansion into the full area. So there will be some landed clearing associated with this project in
order to uh to complete it. Uh as white mentioned there is an existing gravel access road that comes off at Carney Road down through the fields provides access to the current solar development. Um and the interconnection point is
located in the uh lesser mass electric uh distribution lines to the west. Um this here just for point of reference also you can see blue pond u these two
systems were each two mega water systems and about a little over 11 acres each. So now we are proposing um a approximately 13.4 acres of solar panels
and we're getting four acres out of them or four megawatts ACI. It's just goes to show how much more efficient the panels are these days as far as production goes. Um I'll pull this up here. This is more of a detailed plan of the project
site. Um there this lot is zone industrial and agriculture. The entire project for the solar array is going to be in the industrial zone land. See the this dark dash line around here is actually the zone line. So we're we're
maintaining our our project developing land. As I mentioned the the site's currently agriculture. Um the majority of the site is relatively flat and as a result um regrading on the site will not be
required in order to do um the foundation systems for these arrays. Uh they can be um installed with minimal disturbance and as a result the existing drainage patterns at the site will be maintained which is essentially sheet flow off to the sides to the existing
wetlands. I'll also note that we are avoiding any uh activity within the 100 foot buffer zone to the of the surrounding wetlands as well. The uh the elevated solar panels will be
uh provide adequate height above the ground to promote the vegetable growth underneath these panels to allow for infiltration underneath these panels as well. Um all of that area which is currently in corn will be seated and
vegetated with a a solar low maintenance solar turf mix if you will. So we are going to basically restore the area with vegetation underneath the panels there. We're showing two proposed equipment pads uh one in this location,
one up here um for the switch gear inverters and transformers. Access to the site actually comes in the existing driveway comes into the north back here
in between the existing and there is a small section of gravel access road that comes down to an existing gate to this southern array. We will be extending that road that gravel access road about 300 ft in order to get down to our feet.
which will be located in this area. There will be a turnaround there for emergency vehicles or other vehicles. This entire area will be within a security fence and the battery storage that we talked about will be located on
concrete pad of the area near the entrance as well. Excuse me. Um and then finally the the power that uh comes out of this will be connected via
a series of overhead lines to the existing overhead line. Just got to carry it up in gravel driveway extension in order to make our connection to the existing tiller miles. The application and storm water report
uh were reviewed by Mr. Goddard DW. you know, we did receive his email stating that he is of the opinion that design meets the requirements for the storm water bylaw. Um, in his email, he also did suggest that we provide a detailed
with instruction of a concrete pad that will support the battery storage. Uh, the pad that we're currently showing is about a little over 5t by 29 ft. However, the battery storage design is not complete. It's still
being designed and thus it's subject to change. Um, however, we will be happiness as a condition of approval to provide that design in retail at the time that we submit uh our plans for building permit. Um, they are leaning
currently toward the Tesla design, which is something that they have used at other sites in the past, which is a something just tried and true in just so in summary we do believe that we meet
the uh the requirements of the zone guidel are there any storage batteries in the existing array or is that a new element of this I do not believe there's any battery storage for the existing And there's just supposed to be one
battery storage area and then a separate area of equipment. Correct. Or is it correct? Yeah, they're separate pads. I have separate pads and the battery storage is completely separate from the other mechanical component. Correct. They're separate. So we haven't said anything about
you know battery. I don't think there's anything unfortunately. No, technology hasn't come to work yet. Mr. Mr. Phes, did we have um
some I guess it would be uh stipulations on the battery storage when we when the Hudson Drive area went in. We may you may want to look at that, Alvin, to see if there's anything in there related to
battery storage. Seems to me there was a discussion amongst the planners. We had a discussion. I believe we asked for the pod to be oversized. Okay. You know what exact terminology we used as part of that condition. But that's where condition may want to
try to mirror. Yeah. That was Mr. Goddard recommended. Yep. Actually in my discussions with Mr. about it. I think he he looked at that condition and I think it was a requirement for the pad to extend 4 feet
beyond the face of the battery storage facility. That's good. So, it was oversized. We could probably look at that and then look at what current recommendations are considering the technology has gotten more prevalent. Um
Jason online, do you have any questions? I have no questions. I'm all good. Right. Um I was taking a look through our large ground mounted photoic system bylaw and you did call out the design
standards in one section um because it's not in a residential area. So we're not going to you know need to worry about that. But then later on, I didn't see a note in regards to section H3, which is safety and environmental standards that
look for a landscaping buffer um and to preserve natural vegetation and provide um that visual barrier between the system and any neighboring properties. I believe all the remaining
properties are open space and and or are still currently in agricultural um condition. With the amount of tree clearing that you are doing, can you kind of measure out exactly how much of a buffer will still remain between your
property or the array and the closest adjoining property? I can. Is there town land down that way? Yes. Yeah. There's a couple of open spaces to parcels right here.
Yeah. here. So I think the nearest residential or it it's our design standard calls out um that it if it abuts residential, recreational, agricultural, parkland or conservation land, there shall be a setback of 150 ft minimum to the
so see from the schedule. So in this direction you're that mean the town open space. Okay. Uh it's about 600 700 ft from there to
the property line with the town space. It's greater than that about 900 if you can access 900. the scale is so large, you know, it doesn't look like there's going to be much free space between. And while I don't anticipate that there's going to be some
activity there, and part of our job is to do that. Um, and so I was concerned that we would need you to have a waiver, but it's we're not even close. Sorry. Um, do we have a proposed updated financial
security to include the updated costs associated with removal given by an estimated qualified engineer? Yes. So, I discussed that with John Goddard and at the time of this hearing, we did recommend that we hold off on that until we get close to the building
permit stage, but that is something that I'm happy to share with the board um after this meeting. All right. Then I think that we'll have that as part of the decision as well to update that. Um,
are there any town officials in person or online that have a question or comment? I didn't park CEO. Did the fire chief review this? It was sent to him, but I didn't receive any comments.
Okay. Yeah. I was considering the turn the new turnaround zone. Yeah. Any other town officials and person from the from the select board? Um
how are you? Great. Doug, how are you? Good. Thanks for having me. Uh I too am a little bit concerned about the the battery. You know, there's been a lot of controversy and discussion of this in surrounding communities, and I think the
planning board would um should ask for additional information and also get input from the fire chief um on that turnaround as well as the chemistry of those batteries and and what protocol should be in place for that.
Thank you, Mr. Mlan. Thank you. Any others online? All right. Any public comments in person or online? No. All right.
Then do I hear a motion to continue this public hearing to 7:10 p.m. on August 12th? Dave Spina. So moved. I just second. Roll call vote. Jessica Thornton. I Dave Spina I.
Marcus Phelps. Sorry. Just my eye. Oh, it's fine. Jason, Jason, one will die. Great. So, we will uh reach out to the fire chief, make sure that we get some of
those answers back if you can provide any more detail about potentially the battery storage that you're going to be proposing and what sort of um procedures are in place to ensure that that stays where it's supposed to stay. Yeah, I'm sure you're familiar with that question.
All right. Thank you, gentlemen. Thank you. Next on the agenda, we have a new public hearing. We'll read the notice the record. The notice is hereby given in accordance with the provisions of math general law
chapter 4A section 11 and the town of South bylaws that the planning board will hold a hybrid public hearing on July 22nd 2025 at 7:30 p.m. via Zoom and in the town hall at 454 College Highway South of Mass on an application by the Tyranny Organization LLC for a special
permit and site plan approval for property located at 617 College Highway Zone business restricted. The property is shown on current assessors map 65 parcel 13. The applicant is proposing a change of use from retail with kitchen and bath supply to a professional office
to provide financial planning in accordance with the code of southwick zoning bylaws chapter 185 sections 91017 and 30. Zoom meeting information is provided. A copy of the application may be inspected by contacting Alvin Allen town planner at his phone or email. Any
person interested or wishing to be heard on the matter should appear at the time and manner designated Jessica Thornton, chair sufficable, there's fewer bodies in there. Yeah, how you doing? Uh my name is attorney Matthew Dunn. I represent um the
applicants in this petition. Um, a description of the project is is basically this is um a just changing the use. Uh, it's a pre-existing building was constructed in the 60s. Um, with
little to no site modification since uh other than, you know, doing some paint and some remodeling of the outside as far as just aesthetic. Uh, I believe there was a sign that was placed up at some point. It's a illuminated sign for King Brothers and for the yoga studio
that is currently there. Uh the proposed use is for professional offices, business and professional offices. Um and uh that the yoga studio is going to stay at least for the time being. We're hoping they're going to continue to stay. Um and then uh so this is as I
said a pre-existing use of the the the same property there. So there a lot of the um sighting criteria that would typically happen for a special permit is kind of moot in that the building's already built. Uh the
parking lot's already there. Um the all of the utilities are already in place. Um and there's no proposed changes to any of that at this point. So it is the the proposal is for the building to remain exactly the way it is. It's in
good shape. It's uh painted. Um there's some landscaping out front. Um and that is the proposal. If the board so pleases, I can go through the special permit criteria uh as I prepared or you can just uh review what I prepared and
submitted to the board already. Um I think one of the con you want me to go through uh just to preserve for the record. Yes, please. You guys. Okay. So, uh, special permit criteria under 185, uh, 9A, uh, 1 through 17, the
special, uh, the petitioner believes the proposed use, uh, under number one would be suitably located in the neighborhood, uh, in that the neighborhood is predominantly business, um, especially right there. This is College Highway. This is kind of the business zone for
for Southwick. the petitioner. Uh, number two, the petitioner believes that the use will be reasonably compatible with the character and scale of the other uses in the same district. Again, for the same reasons. A lot of these things seem duplicative. It's just the way these things are. I've I've been to a lot of these meetings at a lot of
towns. They're all written the same. Um, number three, the petitioner believes the use will not constitute a nuisance by reason of any unacceptable level of air or water, pollution, excessive noise, or visually flagrant structures and or accessories. Um, again, this is a
pre-existing building. This is going to be used for professional and business office space and the yoga studio that's currently there. I don't believe there's been any problems with the yoga studio and professional business. Uh offices are usually a relatively benign use for
for a property. Um so we don't believe there's going to be any nuisances created. Uh number four, the petitioner believes that the proposed use will not constitute a substantial inconvenience or hazard to a butters vehicular traffic or pedestrians. Um again, uh this is a
pre-existing building. It's been there since the 60s. It hasn't caused any problems in the past. There is no history with this building as far as it causing any issues with regard to uh hazards to a butters or vehicular traffic or any pedestrians. Um number
five, the petitioner believes that that there is adequate and appropriate facilities um for the proper operation of the proposed use including special attention for safe vehicular circulation. Um again, there's an existing parking lot. There's an in and
an out exit onto um College Highway. So, it's it's not like there's only one access to the property. There's an in and out. Um there there doesn't seem to be uh any problems as far as traffic flow or traffic conditions um that we've been
made aware of. Um number six, the petitioner believes that the proposed use shall comply with the sign regulations uh specified in this chapter. Again, there's no we're not proposing any changes to the sign. The only change to the sign is going to be the name of the businesses. That's
it. There's no we're not changing the illumination. We're not changing the size. We're not changing uh what it's constructed of. Nothing. Those will be separate and they would be special rights. They would be separate permits. Uh number seven, the petitioner believes that you
shall comply with any and all additional special permit uh criteria. We didn't see any special permit criteria that that that are unique to this proposed use. Um so as a result, I I didn't know how to answer that other than to say that we don't believe that there's going
to be any problems with it. Uh number eight, the petitioner believes the proposed use will not create traffic congestion or impair pedestrian safety. Again, back to some of the uh discussion that we've already had. This is a pre-existing building. Um there doesn't seem to be uh any kind of history with
regard to any specific traffic problems or pedestrian safety issues that are presented by this property. Uh number nine, the petitioner believes that the proposed project shall not create a significant adverse impact to the quality of surface water or groundwater. Again, this is pre-existing um use on
the property. Uh, as far as businesses, it it's been a business property from basically from day one and it will continue to be a business use property. Um, and we don't believe that it's going to uh create any significant adverse
impact on the quality of surface water or groundwater. Uh number 10, the petitioner believes the design of the project has provided for adequate meth methods of disposal of sewage and refues and other waste generated generated by the proposed use.
Um again, the building has been in existence for more than 50 years. There's no problems. We don't know of any problems. There's no water, standing water on the property. There's no issues. Um it's serviced by public water and I believe it's got its own sewer. I
mean septic. So uh I believe it's on septic septic sewers not were they there in 1960 that's yeah I don't I don't know that I I asked the current
property owner and he wasn't positive either. It could he he said it could be on sewer and it could be on septic we haven't had any problems with that's the good thing. So, um, that's kind of where we are. Um, number 11. The petitioner believes the design of the
pro project has minimized the visibility of visually degrading elements and protect the neighboring properties from potentially detrimental or offensive uses through the use of screening or vegetated buffer zones. Um, this again, we're not proposing any changes to the
outside. We're not proposing any changes to the landscaping. We're not proposing any changes to the parking lot. the property is going from everybody's uh look the only thing that's going to change is the name on the sign. Uh 12. The petitioner believes that the site
plan provided meets the approval requirements of this chapter. Um so we we do believe that. Uh 13. The petitioner believes the proposal makes adequate provisions for the reduction of noise levels. Um again the building has been in existence for approximately 50
years. there there usually is not a lot of noise associated with um business and professional offices or with yoga studios and we don't think that those uses are going to create any noise nuisances. Yogi is your very loud.
Uh let's see. Okay, number 14. Um I didn't believe number 14 was um applicable because I didn't see that it was in an overlay district. I just saw that it was in a BR zone. Okay. So, number 15. The petitioner believes the proposed use is in harmony with the general purposes and intent of this
chapter uh and that the building has been in existence for approximately 50 years with no known issues. Um 16. The petitioner believes that the public good will be served by the proposed use. This is a reuse of an existing building. We think that the use is is um at least on
equal character with the prior um tenant of that property. um and uh who I I think was a was a great uh did a great job as far as keeping the property and maintaining it in good order and I I think that we look forward to to that
hap happening and continuing with the new ownership if this is allowed. Uh number 17, the petitioner believes the proposed use reasonably protects the adjoining premises against possible detrimental or offensive effects, including but not limited to unsightly or obnoxious appearances, air pollution,
water pollution, drainage, flooding, noise, vibration, and lighting. Again, this is kind of the catchall. And we we believe that we've addressed all that previously, but once again, this is an a building that's been in existence for 50 years. The the proposed use is a very benign use in that it is uh business and
professional offices. Um, with that, I'll leave it to the board for any questions. We did provide a site plan, albeit a little late, and I do apologize for that. It's summertime, and Mr. Levac apologizes sincerely. How
long? Yeah, I think you all know who he is and so um I think he has um I think he wanted it approved.
Expect Mr. Becker in person next time. Um so so we have existing parking spaces listed. The a butter to the back is screening is still in existence. Yes. Winning a little bit of
fencing. All right. Are there any questions from board members? Uh two questions. Yep. The first would be do we expect there be any change in the number of occupants between total you know employees plus uh
customers from one use to the new use. So, um the current use is as a uh remodeling home remodeling uh showcase and um they were working out of there too. So, they was they were storing materials. They were, you know, setting
up and and getting ready and moving out. Um I I can't imagine that um there's going to be that much traffic. I know that um I uh work out of a professional office. We have six employees. It's rare
that we have eight cars in our parking lot. Um, that's really rare. Two two people at the same time. I mean, you only have certain number of conference rooms. There's only certain number of hours in the day. Uh, if we have eight cars in our parking lot at any one time,
I'd be shocked. Um, and our space is about 5,000 square feet. So, that I'm just judging from what we have. um we don't have a really intensive use of parking or um great number of people that come in on a regular basis. Uh on
rare occasion we will have you know five or six people in all at the same time but it's usually for the same meeting. A lot of them are traveling in the same cars and that kind of stuff. I would assume that you could expect the same type of traffic just because this is going to be business and professional offices. How much square footage within
the building is the footprint, right? Okay. Okay. So, this is this is the way I calculated it. And I got these numbers as far as the square footage of the building from the the town's website and it was confirmed by Rob. He says
it's roughly 10,000 square feet total. Total. And do we know approximately how much of that square footage is going to change over
or at least is currently split off as the business office. The King brother side of things versus the So the King brother side of things is roughly 8,000 square feet. Okay. If I could potentially ask a question to
our acting building inspector for an 8,000 square foot office building. I I can already I can give you the answers if you're looking for them. I already did the calculations. Did you What's the question? How many parking spaces
How many parking spaces would be required for an 8,000 foot business office? I'll get back to you. Right. I already did that. I already planned. Sorry. I anticipated that as a result of some
prior conversations. Um so I anticipated that. Um, so if it were a new construction, um, the 10,000 square ft would mean that you would have to have a total of 33 parking spaces because there's two uses on the
property, two different types of uses. My understanding is that means that it's three for every 300 square ft you need one space. So that's 33 parking spaces. Um, we currently are showing 29 parking
spaces, but the zoning bylaws allow in in section uh 185 uh 30B5 that the planning board may allow parking at a rate between 80% and 125%
of the required minimums. So, if you take 33 and you multiply that point by8, it comes up to 26.6 spaces. We are currently showing 29 spaces and that's not including the space behind the building which I'm told um by Rob
Lec you could easily fit four cars. Um so there there's some additional space that would be 29 + 4 is 33. That brings us up to the minimum right there. And uh again I I think that there's more than
enough spaces for the type of use that we're proposing. I I don't think that there's a problem that math track. I did a different math. Oh, a different math. Different math. Is it crazy different? The assessor's office, the uh real
estate card says that there's 6,926 square feet in that building. That's less than 10,000. Wonderful. But our twart team bylaw for an office professional
service building requires for every uh 250 one space for every 250 square feet. But you said not the whole building is not going to be an office professional build or professional building, right? So you got to do some math back and
forth. So uh the my calculation comes up with 28 required. We already have 29. Um and the other component there's two components additional for parking. There aren't supposed to be any parking spaces
within 15 ft of the uh road rightway, college highway rightway. And right now there's two parking spaces there. So, I would think that those could be removed and you're still going to have plenty of
parking because we can adjust the percentage. We could lower it. Uh, and the other item, which I assume is grandfathered, the parking spaces that are there now are 9 by 15 and our town bylaw requires 10 by 20.
Right. So, I think whenever this plan was approved originally, they didn't have this current bylaw. And I know that happened over at Tuckers because that became an issue to be resolved and it was easily resolved
because it was granted before. So, the 9 by15 size I think it's just a grandfathered situation. But I would say uh you know take out those two that are close to the highway. You could see them
on the on the aerial. They're parallel and and adjust the rest. They comply. They're certainly within you know what we need for office and yoga probably I don't know how many people show up for yoga. I I I was just confirming that they
usually have a couple sessions a day total. um like a two in the morning and one in the afternoon session. No, I think the guy would be thrilled if it was ever 50. Okay. That's exactly what I had heard. Yes. Okay.
I've been to many of the people walking down the street with their yoga mat. Yeah. Very big. Maybe Alvin can, you know, do the creative math and adjust whatever numbers that that's going to be in the decision. But I I think you're going to be well
within Yeah. what what you need. Okay. Um, how many offices are going to be in there? So, what you said office bases? I I think they're going to start by building out some for the Tyranny organization. The tierney organization
is uh professional um financial planners and um you know, wealth planning. Um so there is uh I think that's the the first um phase but it it it's quite a big space. Um so then
they they typically um have some insurance component so there would be build out at some point for the insurance component. Um there is sometimes there there's even a legal component or something like that. So there might be some additional offices that would be built out at some later
date. But I think the the intent right now is to get their Well, that's where they want they want to be here. So yeah, it's just me and our we don't use one space. We probably
like 8,000 square feet isn't enough. Yeah, when you're looking at signage and stuff like that, if you're adding multiple businesses and stuff like that, you know, or even like you said, if there's so much space there that if you know they don't want to build out the financial planning and then want to
divide it and have another tenant of a different kind of business is that that's a whole another special permit because then we're evaluating what that business will do to parking and that stuff. So, I think with just this as currently proposed, Yeah. Yep.
Um, Jason, any questions or comments from you online? I am all good. Are there any town officials in person or online that have a question or comment?
Are there any public comments, questions? Just be back street. Just for common knowledge, that building was riy built as a lawnmower place. Well, back in the late 50s, early 60s. Older than me. Yeah.
Thank you, buddy. All right. Any other public comments? Do we um have a desire for more information or are we good? My only other question I have is Sure. Did Did we pull the original special permit and see if there's anything special
about it? I was gonna say I I think when I asked it was back when John got her. This is how I we started with John was still and and he said that he didn't have anything in his file. There's a gentleman raising his
Yeah. I'm the parent for the last 27 years. Name please. Keith Ken that that building and did all the work to that building to make it what it was and before in the 27 year history that it's been there has been many things not
only shop as drug as everybody remembers but it was you know FSC insurance has been there. It's been a computer shop that was in there that rented from us. It's this is really gone in my opinion.
These people are a great community plus a service that's needed in this community and we are happy to sell the bu the building to them and by far they're going to have far less traffic than what we had in that in that building.
So in regards to parking spaces, they have ample amount of parking for what they're doing. There's a common hallway that's in that building that gives them even more parking than the calculations that you guys are using. Okay? Because that's a common it doesn't require any. So, a lot of what we're
talking about here, guys, is in regards to the special permit that when we occupied the building, we got we have a bit and I just found it the other day, you know, business permit to occupy the building, but there was no requirement us for us at that point to get a special permit to operate. Okay.
If you'd like to see it, I have it. Well, I'll accept your comment as well as I'm ass sure Mr. Goddard dug deep enough and I will not ask Mr. Allen to repeat that procedure. All right. Um, with that in mind, do I
hear a motion to close public hearing for 617 College High? Dave Spina so moved. Diane Jessa second call vote. Jessica Thor and I. Dina I. Diane Jessa I. Marcus Phelps I. Jason run will die.
Great. All right. So, I don't know if you heard earlier, what we typically do is we close. We will prepare a draft decision in the affirmative. We will review that at our next meeting and vote on it at that time. And the next meeting is 12.
Okay. We encourage your participation and beach home. Oh, no, no, no. Um it was more uh closing schedule and we're looking at about closing trying when we can close it. So that's okay.
The meeting used to be on the 19th but I moved it forward for Thank you. I appreciate you guys. I won't be here. Okay. Have a wonderful day. We appreciate your time. Thank you. Thank you. Next we're moving off of public
hearings. All right, we have notes for them. While Mr. Allen runs to the office for some notes for the next thing on the agenda, I'm just going to step away at the ladies room. And if anybody else would like to take a moment to step away like
be really nice. I'm going the other way. Oh, was a ghost in that for a while. No, across the street from the summer house.
There was two buildings. They were right. They were just building and then they moved from there down to there and they remember the drug store because I remember one night one of my kids was sick
and I needed now. Uh no. Yeah, it didn't last very long when I moved out there. Yeah, yeah, we have four items beforehand. We're really three cuz one can't make
it. So, we have um Noble Ski, Mr. um run down if he's not here. He is not here. Steve is here if he wants to speak. They may be online. I'm pretty sure they they're asked to continue to the next
pastor may have something store but if they want to reorder things that's you know that full package anything in here besides minutes
just you know, no, I don't care. Um, when you approve a decision and if you if the board agre, you know, just agree to, you know, approve the decision and then the chair and the planner can work on the decision to give
to the you don't have to vote on it again. You know what I mean? So past board members were I don't remember when they opened that one. Yeah. I don't vote on the decision that wasn't in front. Well, also in the future we're going to
start running the review, so we'll do that. Okay. See you next week. We'll talk about you know you're sticking around right 12 13 14 hours
who's your boss to approve that grandpa 71 I'll I'll bring you home with me I'll try to All right everybody is back at the table Jason you're still good online present
thank you so much I appreciate everybody's patience Um, next on the agenda for discussion items, we have the planning board review of Noble Steed Crossing subdivision infrastructure security. Mr. Al. Yes. Uh, John Gddard and I met with Mr. I believe Mr. Salt Marsh
uh earlier today. Um, and we came up with a few things. So, there's a basin number three which was stated that it's at 85% complete. The work has focused on loming and seating. Uh, yes.
There's a Currently he's completing the outlet control function installation. Uh one wall of the basin is the road road rating and he's bringing the material into to bring the grade up to to standard.
Um there's also excuse me surface improvements. There's going to be a shift from um sidewalks to the drainage drainage structures or or storm water functions. And then thirdly, uh in the next uh two
weeks, uh the gentleman should uh Mr. Salt Marsh uh should have an an estimate for the uh for the planning board. An estimate of what I guess um yes,
the bond needs to be raised. All right. So there they're discussion on that. We're getting closer going to these meetings. I didn't make I was in a different meeting today. Okay. But um I've been very vocal to Mr. Salt Marsh how inadequate that bond is and it
needs to be raised and Randy and him were going to have a discussion. Although I don't think that Mr. Salt Marsh really should have the say. The town should you know we have to make sure that in the event that this crossing wasn't done sufficiently that we are able to go back in and fix it.
And we are not a private developer, right? We are a municipality. So it costs a lot more for us to do it than it does for them. So we have to make sure that it's enough for the town to be able to fix it. So that's the ongoing conversation that
I don't think should go much further. Okay. Much longer. But you're reporting that an estimate of that number will be forthcoming at the next Yes. Could be available at the next meeting. All right. Excellent. Okay. Thank you. All right. Um, the next item on the
agenda is the signed permit application review for 771 College Highway, the Dollar General. Not sure if we have someone online. Miss Roy, was it? Yeah, Miss Roy.
Miss Roy, are you uh available? I can bring up the sign lang if you guys want. We'll give her a minute to catch back up with us. Um the next item in the discussion item is 159 Berkshire Avenue. I understand that we were
the gentleman sent an email late in the day to state that uh he would like the matter continue to the next meeting August uh 12th. So we will hear from engineer Derek Tail. Yes. In 2025,
right? Uh in August. Yes. And then um I brought I I guess it's worth noting I had dropped off um the signed copy of the plans over at the DPW. And today
uh this was earlier before July 9th, sometime before July 9th. And okay, I did receive comments on those plans which had to do with dimensions the size of rip wrap stone.
So some specifics that I haven't had a chance to to address yet. So on doing that shortly, having that information turned back over and uh so at this point it it needs to be the
next meeting. Okay. All right. We'll put it on a discussion item for the next. Thank you, Mr. Appreciate it. Thank you very much. All right, Miss Roy. Hi. Can you hear me? Yes, we can. Oh, wonderful. Hi. Uh, good evening. Um,
I'm here uh again for Dollar General. I was here, I guess, a couple months ago. Um, for wall signs and, uh, ground sign. Um, the wall sign we got permitted. That's fine, apparently. And we just have this revision to the ground sign. um based on the feedback from you at the
first meeting. Um and so I believe that Mr. Allen um gave everybody the drawings. I can share my screen if that's helpful. Oh right now. All right. Great. Yeah.
Okay. So this is the revised sign. Originally we were proposing a a big pylon sign. Obviously that's not necessary in your small town. Um, so we are proposing this double-sided 4x8 um, lower uh, profile sign, not quite a
monument sign because there is some space underneath. Um, as you can see there is uplighting. Um, the um, the the frame is white. Um, originally when we talked you um asked that it be wood or some kind of natural material. Um,
Dollar General would like to stick with this um, steel mat painted white. They don't think you can tell the difference, but that's entirely up to you. Um, and the plantings, I'm not really sure what these plantings um mean. Um, I will have them do a better job at that, but I I
didn't realize I was coming before you until yesterday. So, we just didn't have time. So, I I can I can resubmit to you or whatever, but at least I can get a better feel for if this is more along the lines of what you're looking for. Again,
this is uh definitely more in alignment um than the tall Yes. sign and or the monolithic brick wall that came in after. I'm
not entirely pleased that it's back before us and not in the materials that we've asked for since the first meeting. Mhm. Um there are plants of signage up and down our main road that employ those
natural materials and don't appear to be in disrepair. I understand a giant corporation would probably like to be as hands off and not have to worry about maintaining it, but um you know I'm like I said not too thrilled about it. I'm
also the lighting element is supposed to be um more of a spotlight. I don't know if that's supposed to be an LED bar um or what exactly that's supposed to be. So, I would like to see more detail in the lighting item as well as your um
proposal for the plantings and how that will eventually look. Um, we've had, you know, many different permits that, you know, show a, you know, a mounded elevation of some sort of either rock or mulch
material with, you know, a couple of decorative bushes to the side and maybe a couple in the middle that block the lighting element. Okay. Of getting utilized. Okay. If there's any other board member questions or comments.
Yes. Um yes, last time you were before us, I had mentioned the lighting specifically. Um because we had when we were having all these original discussions, we talked about downward lighting and making it as minimal as
possible and this doesn't show us exactly what kind of lighting this is going to produce. So I definitely need more information on that. I have a question on that. So, are you saying that we could have downward or upward lighting?
Well, the idea is more that it's um targeted and you know, so in the past people have done that either by an overhanging gooseeneck type of a lamp that you know is we had seen kind of a a version with
that, but they were so um huge. They were bigger and they kind of took away from the sign as it was. So, you know, an uplit but from spotlights that are spot lit to there
on the sign. Does that make sense? What about a Yes, it does. What about smaller goose neck? If if that is something that Dollar General is more interested in. A smaller goose neck, you know, gets added to the top and it looks nice and it doesn't block the sign. Yeah.
Okay. Cool. Okay. Um, yeah, I appreciate I I understand you're in between the two of us and I appreciate your um position and your help with it. I just think that, you know, especially since there are versions of Dollar
General signs out there that are more uh in in tune to what we require. It's not unheard of for the DG to make those accommodations. So, understood. Yep. All right. Well, I will go back to them.
One more question for Mr. Phillips. Uh, just a comment. Are for the board. Yes. Are we okay with the dimensions, the width, the height? Yes. Okay. So, the dimensions are okay. It's
the lighting. If we get the small gooseeneck down is probably better. Although we don't get much snow to cover up the out, you know, the ground lighting, but it might be safe. And then the material.
Uh, personally, I don't have a problem with the, uh, coated metal, but if there's some other material, I guess we do have other material that's used throughout town on College Highway. So,
anyway, yeah. And I think part of it too is that this sign should align with the building design which you know as part of the special permitting process we had it's you know uh light browns and brown
colored brick and so you know that just there's some sort of complimentary material you know aim in that direction. Okay. Got it. All right. Okay. Well, then I will see you soon.
All right. Thank you very much, Miss Roy. Our next meeting is August 12th. Okay. Great. Thank you so much. Thank you. Thank you for your patience. Thanks. Bye-bye. Next on the agenda is a discussion item on 220 Sheep Pasture Road, a request for
site plan approval for smallcale groundmounted photovoltaic system. Is there anybody here the applicant online? I thought they were going to be on. Okay.
Well, okay. We can discuss it real quick. This was a project that had come before the board probably over a year ago. Um, the homeowners were looking to do a
ground mounted. At the time, the only thing their solar representative recommended was a set of panels at the southerntherly edge of the property which would have abudded the circle
driveway. Um, and we were looking for, you know, there would need to be some sort of buffer there between the driveway and also we weren't entirely thrilled with it being located up against the frontage. Um it looks like the applicant has come back with project
um more towards the back of the property and hidden from abudding properties. Would board members like to hold off on making a decision on this application until we can hear from the applicant or is everybody satisfied with what is before us?
I prefer to hear from them. Anybody else? What were you saying, D? I'm waiting. Yes. All right. Then, um, if we could reach out to this applicant, Mr. Allen, and
let them know to please attend to our next meeting. Hopefully by that point five discussion items won't be happening till later in the evening. Right. Uh the next thing on our discussion item list is Pioneer Valley Planning
Commission's review of our zoning bylaw diagnostic community documents and a review of prepared zoning map. We have somebody online from PBPC. Good evening Southway Planning Board. Thank you for having me. Uh my name is
Kyle Fenel. I'm a senior planner uh in the land use and environment section of Pioneer Valley Planning Commission. And tonight online, I'm joined by my colleague Aiden Hemian McMahon, a fellow senior planner in the land use and
environment section. Um, we'd like to spend a little bit of time tonight to discuss uh the ongoing Southwick zoning bylaw and map update project. Uh, I have uh a
word document that I'd like to share and use as reference to talk through some uh important context to the project. And then we have a draft zoning map that we'd also like to share and review with
you all tonight. Do you have permission to share? Not sure you can. Okay. Okay. I allowed some permission so you should be able to There it goes. Thank you. Uh and
see I believe that is visible now. Yes, thank you. Great. Um well, again, thank you all very much. Um, I'd want to spend just a moment just for uh everyone's um quick
reminder and for those uh joining us that are unfamiliar um Pioneer Valley Planning Commission, the regional planning agency for Southwick and the other 42 communities of Hampton and Hampshire counties. Um
we're a government agency. We support municipalities in the region to conduct uh planning projects. Uh we were happy to support the Southwick 2040 uh master planning effort uh in years past. Uh and
we are supporting the town in a comprehensive update of the zoning bylaw which also includes the uh attached table of use and uh zoning map. Um, a
quick introduction to the project. Uh, three members of the Pioneer Valley Planning Commission staff will be supporting this project. Uh, Ken Kia, our deputy director, he was, uh, a central figure in the Southwick 2040
project. Um, he'll be kind of working behind the scenes. Um myself uh I was an uh an entry- level planner whenever the master plan was kind of concluding. So I
was supporting it in the periphery but um was happy to jump in and meet uh many residents uh working on focus groups and even got a chance to meet the students that were involved in the work on the master plan. Uh and again uh I'm joined
by my colleague Aiden Himeian McMahon. Uh he was uh also working on the behind the scenes on a relevant uh zoning diagnostic uh this time last year. So we're familiar with the town. We're happy to be back. Um,
as I said, this project is um a direct continuation of uh recommended actions that came out of the South 240 uh master plan project. Uh it was the very first recommended action in the land use
chapter uh which is to perform a zoning diagnostic and that led to um a review of the existing zoning bylaw which provided the context and the argument for uh grant funding that uh the town
was successful in acquiring and um reached out to Pioneer Valley Planning Commission to support in the effort to um achieve a goal which is really a comprehensive and communitydriven zoning bylaw recotification and that includes
the associated appendices uh including a table of uses and zoning map. So the timeline we've had to adjust just a little bit um because of a delay in the awarding of the grant monies
and just complications with scheduling. Uh we're a couple of months behind in terms of kicking off the project. This is kind of our init our official kickoff with the planning board, but I think we can uh still get many of our
deliverables accomplished in a timely manner. Uh so there are three phases of the project uh with a timeline. Uh we're going to start with a zoning analysis and map update. We're conducting that work
currently. Uh and we have the first iteration, the first version of that map tonight. Um we'll get to that and I'll let uh Aiden take the point on that conversation. Um we will of course have a finalized
version that will be ready to go uh when we get to next spring. Uh in the meantime, this late summer and throughout the fall, we want to uh create or create a strategy and program
for public engagement and outreach. Um deliverables there. We've kind of scoped out at least six meetings with the planning board andor a working group. Um, we're anticipating two community meetings to get resident uh and
stakeholder input on proposed additions or uh recommended revisions and updates to the zoning. Um, this could include up to four focus groups or one-on-one meetings. Um, of course, we're going to track all that and include that into uh
any deliverables. um not included on this public engagement outreach. There is um the possibility of a survey and I'd love some feedback on that maybe at the very end of our discussion tonight, but ultimately the goal is to create an
updated zoning bylaw. We'll be doing much of the drafting of the language uh through the winter and into spring of 2026. Uh that again is an iterative process. It's going to take time. We're going to
be coming with multiple drafts uh to the planning board to um Alvin to town officials getting feedback. Uh we will have at least two official drafts in uh totality uh with a final draft that will
be ready to support uh a public hearing come next spring uh before annual town meeting so that the planning board the town is ready to take forward um a new bylaw to uh the voters.
So that's the project and at this point we're ready to start talking a little bit about um more about the context and just uh to uh again remind members of the planning board of kind of all the
topics that have been identified in the last two three years of work uh through the um master plan project and through the associated zoning diagnostic. I'm going to kind of go through these
not necessarily quickly, but just kind of high level um uh and just point out some things because there's a lot of text here. Um I'm sure many of you have many of you actually I know were a part of the
Southwick 240 project. Uh you've spent a lot of time thinking about this. I recognize many faces and names um on the board. So, I don't think there's a need to really digest everything, but I do just want to touch on the fact that
zoning uh and the zoning bylaws for the town um very popular topic in any master plan. Um uh 20 uh recommended actions that came out of the eight elements um were directly
related to zoning bylaw. Uh either revisions or a comprehensive update or you know uh new provisions to consider or examine. So I just want to touch on a few of these. I've highlighted or um
kind of annotated a few just to keep and draw your attention to, but I just want to point out, you know, first and foremost, uh you've accomplished land use 1.1. Congratulations. Um I have to commend
the community for really hitting the ground running, uh and getting that zoning diagnostic done first. uh you really set the stage for this project. You built a strong case to get state funding to support this project.
Uh so I I just wanted to take a moment to um commend everybody's efforts uh on accomplishing that and continuing the process. Um there's some topics that come up
frequently. Um, open space design, natural resource protection zoning. Um, bullet point number two there. Um, land use 1.4, reviewing how design guidelines are currently administered. Um, and
enhancing those or creating a more streamlined or uh consistent application of design standards. I asterisk that because it came up again in the zoning diagnostic. We we recognize that uh design guidelines are referenced in
different instances and even the site plan approval process can be inconsistent at times depending on where a project uh is being proposed. Um land use 202 or 2.2 excuse me uh
encouraging adaptive reuse and infield development. um that is um actually pretty commendable I would like to say just for um a community the size of Southwick you know recognizing that um you know there's
there's opportunity to develop and create density rather than uh sprawling out and encroaching on your uh either preserved or conserved areas or your undeveloped green field, green spaces.
Um there's a there's several instances of this recommendation or this impulse to really be creative uh develop where infrastructure is rather than to spread out and to encroach on those um natural
features or resources. So, um, land use 3.1 adopt bylaws that allow both in-law apartments or tiny homes. Uh, we'll see this one again in housing. This came up in the Z zoning diagnostic. Uh, and it's something that
we we will definitely need to address as we review the zoning bylaw because of changes uh to the zoning act and um mass general law 48. um you know, accessory dwelling units
are now a protected use uh under certain criteria. So, we'll want to make sure that we work with you all to not only include that protected use within the zoning bylaw, but also to consider and
um cater that um use the accessory dwelling unit um to meet the uh the needs and the wants of the community. uh number six uh examining uh chapter 40
Y and I'll include number seven uh examining chapter 40R. Those are uh voluntary programs through the EX executive office of housing and livable communities. Those are incentive
programs for communities to adopt particular zoning bylaws. Um that's a pretty extensive process. It's something that we can certainly provide extra information on. Um it may be kind of beyond the scope of this project, but
it's definitely certain something that we would happily entertain and discuss with the planning board. Um number eight and number nine both asterisks because again we see this repeatedly mentioned uh adopting low impact development
standards for all new residential developments. The zoning diagnostic mentioned that it was brought up in conversation during that process. Uh we've already mentioned accessory dwelling units again. You'll see it repeated. It's it was a hot topic. Um
and it still is. Um and again number 10 is just a repeat of uh six and seven really the back half of the many uh zoning related recommendations from the master
plan um allowing the permitting of alternative home designs, tiny homes or clarifying their definitions. Um, you know, housing variety is something that many communities are um discussing and
how to permit and uh allow for a greater variety of housing. Uh, this is something that we could certainly discuss in um tables of uses or even if we want to discuss um greater densities in residential districts or residential
zones. Um, economic development 2.2 two, number 12, reviewing the current zoning bylaws. Um, evaluating allowed uses. Um, you know, this is particularly uh a an
important task of the work ahead of us for this year. Uh, this really gets down to the nuts and bolts of a table of use. um identifying all of those permitted uses, all of the appropriate zones, um and really reviewing what is
currently adopted and what um the town may be wanting to consider in the future. Um especially based on changing climate, uh changing uh kind of economies. Um there's a lot of
considerations um for that. Bullet 12 right there. Um, number 13, pursue town center redevelopment, revitalization. Um, that kind of falls into this idea of village center zoning. I know that
there's kind of this previous discussion and kind of work towards that type of um zoning. Uh, we can get into that more. We will definitely need to, but uh just thinking about um new zoning that really uh
applies consistent uh um uh standards on uh the design or the aesthetic or the kind of the built environment. Um bullet 14, economic development,
considering limiting new development until all zoning enhancements request for zoning updates adhered uniformly applied. Um that's something that I hope that we can circle back to. Um I know
that this particular task of uh kind of suggests that there would be some type of hold on development until the zoning bylaw is kind of reed and rec codified. Um but that has implications particularly with state programs and
state designations of different types such as like a housing choice designation. Um a lot of state programming kind of uh either frowns upon or discourages this type of moratorum. Uh so just something to be cognizant of
as we work through this process. Um 15 16 uh in regards to historic and cultural resources. Um number 15 really applies to this project in the sense of defining what
Southwick's community and cultural centers are kind of spatially on a map. It's something that I would love to get some feedback on tonight as we discuss the zoning map as it is. Uh and then also uh building or establishing
regulatory tools um to protect um built resources uh especially um buildings you know over a century old at this point. Uh bullet point 16.
um adaptive reuse. Again, pretty creative for a town uh like Southwick to be thinking about this, to be thinking about putting something in the books in zoning and land use regulations regarding adaptive reuse.
Um again, open space and natural resources, um protecting those as a value of the town. We commend you for that. uh creating and implementing a dark sky bylaw. Absolutely. Something we would be
looking to include in a uh an update, a new provision. Um we have some success stories from across the region we'd love to draw upon and bring to your attention. Uh and we think number 18 is is an achievable uh uh additional topic
to consider for the project. uh 19 and 20 really relate to uh promoting um either transit alternatives like bike stations or bike racks or EV charging
stations. Um that's something that we consider especially in terms of you know um site design requirements um something to consider moving forward. So a lot from Southwick 240 is going to be guiding the conversation. We're going
to be coming back with a lot of ideas. Um, but first and foremost, we're going to start with what's on the books. What is the zoning bylaw right now? And luckily, we've conducted our zoning bylaw diagnostic.
And we know that first and foremost, we're going to reorganize. We're going to reformat based on um a format that's in the appendix. and I will resend the appendix to or I'll resend the entire
document to Alvin to make sure that everybody has the um diagnostic. But we're going to start with just kind of shuffling things around that are on the books and then we will start going from there to identify the key uh
provisions that need to be updated. Prioritizing the table of uses like number two says. Um, also identifying those areas where the site plan review are inconsistent. Working with the planning board to find
what is that consistent procedure that works best for the community that uh addresses all the issues that you faced uh dealing with applicants and making sure that that is a consistent
document for any applicant for any development that wants to come before the planning board. that um you know it's it's easily understood and uh can be applied consistently uh not only for you all but for the next
generation of planning board members you know all the way up and beyond you know 2040 in the community. There are three recommendations we're going to um point it to that I would
like to just draw extra attention to. Um there's a potential possibility andor need to revise or remove certain overlay districts that are currently adopted and
exist in the zoning bylaw. Those are listed as overlay districts that don't actually um don't actually address um design or difference uh in terms of the built
environment or the development within those districts. They're really additional regulations on a particular use. It's an uncommon practice. they don't really function as a true overlay because it's really just kind of an
added provision onto a base zone. There are a couple of examples um and we'll want to kind of tease that out and see what's really relevant, what's really necessary, what's a true overlay, and what's really just um additional
regulations that can be uh labeled accurately and included and um kind of uh modernized. Um, number five, we'll do a coursery review of the smart growth community checklist, but the
community's really already examined many of those topics. Um, many of the recommendations from Southwork 20 240 touch on some of those ideas such as, you know, ex examining smart growth, you know, 40R, 40y, those types
of programs. A lot of that's going to um kind of align back with the smart growth community checklist. So number five is not a huge priority. A lot of the work's already been done. Uh again, ADUs we will get to. It will be
an important um task for this project. Number seven, adopting a village center district or overlay. again um the the town the planning board has kind of done this they've approached it in creating
um I believe it's the business restricted base zone um but to my understanding it's it's not um uh it allows for a lot of discretion u from the planning board so it doesn't function the same way that an overlay
district would be more consistent more uh kind of explicit. Um so it's just something that we would like to talk about. Um and if it is of interest, you know, creating something like a village center overlay, um that's something that
we can look at a map and actually discuss where does this work in town. Um again, number eight, we've talked about impact development standards, low impact development standards. Um, this is something that we may be able to provide
some more context to, but don't know if it's within the scope. It may be a a big lift to include at this time, but it's something that we can help um, educate the public on, get more feedback on from residents and stakeholders, and um, help
set the stage uh, if it's deemed kind of beyond the scope at this point. Uh number nine will not be included in the project. Um the subdivision rules and regulations chapter 315 of the town code. Um
that those rules and regulations live kind of outside of the zoning bylaw uh which is appropriate. U those are rules and regulations adopted by the planning board. Um there is a regional model that Pioneer Valley Planning Commission
created back in 2019 and we encourage the town to consider updating those but um again that's something that really is probably like two or three steps down the road. Uh the last recommendation that we'll point to
is was a consideration adopting a scenic ridgeeline overlay district. Um, this is a means to protect uplands and um, any exceptional vistas or prominent ridge lines in the community.
It's something that I think we would love additional feedback on. This was included in the diagnostic. I can't find a lot of discussion with the board in regards to this topic, but I just want to plant that seed to circle back to that topic.
At this point, I'm going to um just pause. I've spoken a lot and I've thrown out a lot of information. So, um I'll stop sharing for the time being just so I can see more faces. Uh we'll come back to the document uh because I have a map
to also share. But at this point, I'd love to just get a sense from the board. Uh, are there new topics that we should be just going uh go ahead and add to our list or is there anything that you might want to uh prioritize or
um just even scratch and just say let's not even like steer clear of something. Uh I welcome that kind of guidance as well. Thanks for all that. Um, sorry we're not more reactive here at
the end of the meeting. Um, again, I understand. Thank you, Kyle and Aiden for sticking with us this um, long. I would say the first thing you can do is take off the ADU bylaw. Um, we did that. We created it and had it approved
at annual town meeting this past. We are waiting. The attorney general is okay, I think, still for that. Um, but we did it. Congratulations. Thank you. That can come off the list. Um,
and I think the only thing that I wanted to add a point of note to to look at is the solar battery storage. Okay. Yeah, that's something that we consider. Yeah. I I noticed several solar applications and public hearings
tonight, continued and new. So it sounds like it's a lot of uh activity in that regard. So something to to update. Any other I had a question. Sure. Is there an appetite to create a um a
use table that'll essentially you know make it user friendly for someone to understand what they can and can't do in particular zones within the town. Uh we definitely would recommend such a table. um we have the appetite to
support and create that attachment. Um I think we will be looking to the planning board and others during the project to make sure that table is as accurate, comprehensive and user friendly as possible.
Any other board members input? Were you going to talk about how we are going to involve communities of interest? I know you mentioned something about a survey and some uh meetings and so forth. Um I
know Ken Kamya of course has a lot of the experience from the master planning process and uh surveys I I think we don't need anymore.
Uh, I think direct contact with some of the communities of interest such as business, uh, recreational, uh, open space protection, that sort of thing. We have a land trust now in South
Lake, a private nonprofit organization. Um but I don't know to me survey I think we're we're we never get the response level. I mean we we've made a big push
on the 2040 for the master plan to get a a decent response. I guess it was reasonable. But I think uh the the public meetings, the the groups getting together, it is the most productive I
think. And it's not an easy cell. It's going to be a challenge getting something that can be accepted town meeting. Have you ever done one of these where
you do a, you know, a formatting legal update than a separate annual town meeting article that maybe does more of the heavier lifting of the
changing of the content within or is that not something? Yeah, it's it's definitely it seems to be the more common kind of uh practical approach from for towns with you know an
annual town meeting. Um a lot of communities opt to start off with just the kind of reorganizational approach so that there's not a lot of new substance being added
uh to the bylaw. You're reorganizing it. You're reformatting. You're making things a little bit more consistent. There might be some minor changes, maybe cutting some exclusionary language or just outdated terms. That tends to be kind of, you know, um
more palatable to the average voter. Uh it's an easier lift politically. Uh a lot of communities value that approach because you also get a full attorney general's review of your zoning. Uh so
you can kind of in one fell swoop um uh uh kind of verify that the zoning is you know in accordance with the law mass general law and then you can just within that reformatting have your provisions
reserved. knowing that you know you have a new topic to include you know dark skies for instance it's mentioned right and you just set that provision aside and you say that's going to be a different warrant either at
annual town meeting or you know we're not ready yet we need to just keep talking it up keep getting people interested and understanding and you you have it ready it's kind of the placeholder is there and you know that it's coming up at the next either special town meeting or annual town
I personally think that that's the best way for us to go within this community. Um, you mentioned the town center, right? Like that was something that was previously proposed in a prior master plan that that was never adopted. Um, in
part probably due to a major change like that. So, um, I think we'll save ourselves the energy and the hair pulling and the frustration of working on this for a year and then trying to have a bunch of changes in
there and then having it get voted down on those bases. You know, one one simple thing could sink the entire chapter. Um, so I I would like us to move forward with that in mind. And so
as we make changes and updates, we have a this is the hard copy that's definitely going to go via uh ATM in May versus these are our you know wish list items. This is what we want to to be at the end. Um
how much more time do we have Kyle to go here on the zoning map? Um we have um we have some data that we wanted to share regarding the zoning map. Aiden uh is ready to talk through it, but also we understand you all have
been at it for like three hours now. So, yeah, we we understand you're volunteering your time here. Yeah. And and I I appreciate y'all stay sticking around. We also have a couple of gentlemen here in person who have been waiting patiently to be the last
person spoken to. I don't want to if you want to do a quick um overview, Aiden, of what you have. so that we can maybe then digest it between this meeting and the next and between myself and Alvin, we can perhaps
come together with a quick work session so that we can answer some more of your detailed questions and kind of I can give you kind of my interpretation of where the board may be at and some of their appetites for some of those smaller items. So, if that's all right with you, gentlemen.
Yeah, that's perfectly fine with me. Um so yeah so this is this is the first draft of um the zoning map. Um it includes the bay zoning districts as well as the flood hazard and wetlands overlay district and the wellhead
protection overlay district. Um, those are a little perhaps a little bit hard to make out on the screen here, but the wellhead protection district is the blue. Yep, there we go. Is the is the what? Everything that's within that blue outline. And the flood flood hazard and wetlands
overlay is perhaps harder to make out. It's the green, everything within the green. Um, this can certainly be revised from like a design standpoint. The idea here was just to try to convey the overlay districts without um getting in the way of showing the baseing
districts, which can be a bit of a challenge, but um definitely opportunities to revise that. Um you know, beyond just showing the this revised map, there's we we had some some data just to kind of provide some numbers to go along with this map. um
pretty much to to just sort of demonstrate what you can visually see which is um I'll just call out um a few data points here rather than the the full list but um the R40 district which is the light sort of like the tan there
um the least dense zoning district it makes up 60% of land area in the town um so it is the the overwhelming majority you know a district out of out of any singular district um the Second uh
largest district is the overlay the well the the wellhead protection overlay district making up about 20 to 21% of the total town land area. That's excluding um that's just the land area rather than looking at the bodies of water. We we removed those from the
calculation. Um, I would say that, you know, some things to note which are on the the document that Kyle was sharing, but I can just I have it pulled up separately so I can run through it really quickly. Um, as I
already mentioned, the R40 district is by far the largest while also being the least dense. Um, requiring, I believe, single family dwelling units to have 60,000 square feet um per per unit. Um they're the the business and business
restricted districts are both fairly small percentage and percentage terms. They make up for the business district just 7% and for the business restricted district 1.6% of the total town uh land area. um that
sort of serves in perhaps in contrast to the um industrial restricted area or areas um which make up about 8% of the town's uh total land area. Um so there's a I think perhaps a question embedded in
that um regarding um just the the most desirable uh use of of land area in town which is just an open question um something to consider. I'll also note I I wanted to mention that um as you're all uh
certainly I believe aware um gosh the uh the uh R20, R20A, and R20B districts are also all all fairly small. Then the R20A district is the only district that allows general multif family dwellings. So it's all all within
this sort of tight relatively tightly packed area. um we did not include the use based overlay districts because those map uh onto basoning districts. So they don't really have a a geographical function that's
separate from the baseing districts. You would just want to look at where those base where they're allowed within the bass owning districts and and that tells you the same thing which I do think potentially calls into question their relevance as overlay districts um rather than just being additional uses that are allowed under certain conditions in base
owning districts. Um, I suppose that's that's that's pretty much it. Really like a rapid fire speed. Um, so I'll leave it there. I'll make a comment. Yes, Mr. Phelps.
When I was a town planner in 2009, I prepared a summary and uh the numbers and percentages are about the same. We've had very little zone change. I think the challenge for the town is to
have more areas for business commercial development. Uh there's some places where we did try to do that and did not succeed on the north end of town. Um,
so there's a lot of industrial restricted and I'm just wondering if some of that might be able to transition to business restricted. Uh, there was a small revision to the bylaw
that allows certain commercial uses in the industrial restricted area by a look back. So it keeps referencing back what's allowed and it ends up that you can have in fact commercial development in the industrial
zones but it it's tough. Uh the large percentage of R40 large lot is sort of driven by the need for on-site septic. We don't
have the infrastructure. I think it would be nice if we could in the R20 zone to increase density to require or allow smaller lots in an R20 zone.
But it's interesting to see what actual vacant space is available like in the R2A which is the apartments multifamily dwelling. It looks like it's a big area, but in
reality, there's very very few acreage or low acreage of the vacant available space to use uh for that particular use. So, yeah, it's challenging,
but we look forward to getting through the challenge with you guys. Yeah. And having your guidance. Um, all right. Uh, Kyle, if you could make sure that this gets over to Alvin so that he can share it with board members
members, if we could please review this over the next couple of weeks and have um any questions or thoughts, try to take them down, put them together. If you can shoot them ahead to Alvin ahead of time, he and I will reach out to you
and try to find together a work session. um so that we can delve into some of this uh fine detail uh prior to our August meeting um so that we can have that all in hand and move the pro uh process along. Wonderful. Yes.
Um Alvin, I'll follow up with you tomorrow. Uh board members, thank you very much for your time and attention. Uh and audience members, thank you for your patience. Uh I hope everyone has a wonderful evening. Thank you very much. Thank you.
Aaron, Aiden, thank you. Of course. All right, I'm gonna go out of order now for your sake. For for the safety of all the residents between here and Granville. Mr. Bob
Svin, would you like to uh come up and introduce yourself or wanted to? Absolutely. I don't know what you folks got me into. You kind of look like Kyle. Thanks. No, so much more handsome.
No, I'm uh I'm the Granville building inspector. I've been up there for 27 years. I also do talent. I'm getting old. Okay. Uh it's a pleasure to come down here though to Southwick. And you know, I've I've been around Southwick
for 50 years. Okay. Uh I know half the people in town. Uh it's it's a nice town. Okay. Uh, I'm glad to help you out for a while, but only a while. Okay. So, uh,
well, we're happy to have you. Yeah. Well, happy to to help out. So, got a lot of challenges down here. Yeah. Okay. Yeah. But it's interesting. Makes the time go by fast. Okay. And I'm going to
blame it all on Alvin. I already do. If it's not him, it's Steve Salvini's fault. So there you go. That's what we roll. Has the uh job been advertised for the uh building inspect? It has been there.
Yeah, it's challenging finding municipal and I I will personally advocate um for Mr. Sullivan in the interim. I understand he'll be on vacation soon as well. Do you Saturday for two weeks? All right. So, we've got an interim. We've got
We've got an interim for inter. He's going to be in front of my board on Monday for our appointment. Wonderful. Um, so, but it is interim and even though we try to poach from wherever we can quite
successful, so it's tough. So long as we take care of Mr. Sullivan in the intro. Yeah. Glad to be here. Thank you. Oh, I didn't know I was going to be here till 5 after 10.
It's It's fine. Rolled up the sidewalks and grass. Yeah. Yeah. About three hours ago. One sidewalk. Anybody if I can help anybody, you know, just get a hold of me. Thank you. And now that I know who you folks are,
maybe I'll be calling some of you instead of calling Alvin. There you go. Oh, nice. Jessica sees the chair. He has He has more than a direct line to me. I do. He's got my ear, that's for sure. So, good. We thank you.
We appreciate you. You're welcome. All right. Um, we had on here an EMP student member appointee um item listed.
Well, maybe Nor will be here, but let me pull it up if I'm sleeping. Next time bring coffee. Okay. So, we have in here notice from Norm that the NPC has decided to recommend an
organizational makeup change to its body. We're adding a sixth member, a student in the South School system. Position would be non- voting. Get the youth perspective. Um, I believe the select board discussed this a couple
meetings ago and correct voted to make that amendment. Is that correct, Chairwoman Gail? Yes, it is. Wonderful. Um, I observed that discussion and am in full support of this
there. I think it's great. I think it's wonderful. I'm surprised Diane and I forgot and left it off in the beginning. Oh. We're developing the MPC. Um, so with that in mind and no further discussion,
do I hear a motion to add a student member non- voting position to the Empic makeup? Dave Spina moved. Diane Jba second. Roll call vote. Jessica Thor and I. Dave Spina. Diane Jba. I Marcus Phelps I
Jason Gwald will die. So on top of things, Jason, I know you're so awake. Um, we're going to skip the meeting minutes. There's some edits that I made that we're going to resubmit to everybody to review prior to the next meeting.
Um, did everybody take a look at the proposed meeting schedule for next year? Yes. Okay. Any questions, comments, concerns? No. All right. Then I will ask you to share that with the appropriate members of
staff and sure that we have access to rooms and all that fun stuff. You can share that with everybody. Late submitt ans an um Brothers.
Yes. I'm trying to remember 315 project 115 Jackson. Yes. Okay. Okay. So, essentially what I understand is that they're moving a lot line to accommodate a driveway. So,
previously this this plan came before the planning board for approval. Uh I guess what happened is that the the previous driveway um that was approved was within 100 ft of the uh uh conservation buffer.
So that now that they're moving the lot line, they can move the driveway outside of the conservation buffer. So essentially this plan will accommodate that. So one brother is giving up a triangle and trading it for a rectangle down here. Yeah.
So I said it keeps the original. Okay, great. Um that was Mr. Salvini speaking up as the applicant's representative, letting us know that the uh land swap will also retain the main lot A's uh five acres,
allowing them to retain some of their rights for that. Uh I need I can't Oh, that's Do we have a motion to endorse uh the ANR plan for 115 Fred Jackson Road?
Dispos Diane Jba second. Roll call vote. Jessica Thornton. I D I Diane Jazba I. Marcus Phelps I Jason I excellent. So at the end of the meeting I'll have you everybody who is here present sign.
Just do the I don't know. Can we sign Carolina signature on that one? We have participant on Zoom. That's it. You do that. You got those stamps. No,
you don't need them all. No, you only need a majority. All right. Well, then we will sign that for you before you walk out the door. Um, yep. Just make sure I got that. We got that. Any planning board member or staff comments? Better say no.
No. I can't remember the coffee orders. Uh, real quick, Empic, we're meeting them again tomorrow. I believe everybody's completed their beautifification. Yes. Yes. Prioritizations. Oh, yeah. Fantastic.
All right. Great. Well, then with that, do I hear a motion to close the meeting? Yes, move. Second. Second. All right. All in favor say I. Hi. Hi. Thank you. Thank you everybody online.
Good night. Drive home safe.