Good evening. This is uh the town of South Planning Board meeting for today, Tuesday, January 6, 2026. It's 7 PM and we are meeting here in person at the South Town Hall at 454 College Highway. We are also open for participation on Zoom. We are recording the meeting and
you can as well if you are please just let us know. First thing we'll do is a roll call of those present. >> Alvin Allen, town planner. Huden, secretary >> Jessica Thornton, planning board chair. >> Diane Joseph, member
>> Jason Reynold, member. >> Marcus Phelps, member. Joan, associate. >> Dave, >> Dave Spina, vice chair. >> Thank you very much. First thing on our agenda is the town planners report.
>> Evening everyone. For the town planners report, I have a few items. um 233 Mort Finding Road. This was a gentleman who was actually at the last meeting. He came in seeking to operate a a zoo at this particular location. Um due to
holidays, I just haven't had the time to really look into the zoning orders to see if this is even something that um we can allow in the town. So again, I'm going to give, you know, him um after this meeting the time,
you know, vet that out and see if it's something, you know, uh we can do. Um I did talk to John that just, you know, following um planner and just trying to pick his brain about it and he didn't seem to think that we have language in the zoning orders that would allow for
it. But again, I try to do my my best to um you know, that information to the gentleman. Um, second item I have 475 College Highway. Uh, gentleman came in and was seeking to convert the former library to a full supply retail shop.
Um, I thought his application would come in for January 20th and um, receive anything as of that. So, um, we'll see if that's coming to fruition or not. Third item, uh just wanted to let
everyone the board know um that again we have been meeting with Pioner Valley Planning Commission. We've had our working group uh which consists of myself, Jessica, um Nicole Parker, um and Miss Diane Gail and John Gard as
well. Um we are again [clears throat] trying to modernize the zoning ordinance. However, there's been a shakeup in the um the group in regards to Pioneer Valley Planning Commission which staff. So, um [clears throat] again, we're hoping to have a working
document at this point. We um but because of the shakeup, we haven't gotten to that point as of yet. And um you know, we're also looking to push this to the public. So, with the shakeup, it may kind of push things back a little bit, but you know, we're hoping
that we can get this going. um sometime soon. And then lastly, uh we have meeting items for the January 20th meeting. Um so whatever um is continued today is all we'll have for the next meeting.
>> That's what I have for time for this report. >> Next on the agenda is public comment. If you have a public comment for something that is not already listed for later on in the agenda, now would be the time. Nobody in person, anybody online, you
can either raise your hand or unmute. Okay. Hearing and seeing none, now we're going to move slightly out of order. So, we cannot start our public hearings until their advertised times.
We're going to go to our discussion item, the planning board review and reevaluation of subdivision infrastructure security for Noble Steed Crossing. >> Okay. So, um wasn't open to meeting with Josie um because uh I think our last
meeting was Christmas uh Eve and so um so we postpone from that meeting. Um but my request was that I did receive um the schedule uh updated schedule which he finally made to me this week. Um unfortunately he wasn't able to make it
because he had conflict in his schedule. So we won't be in today but um it should be at the next meeting and we'll have John and I will have another meeting with a bio. >> All right and it is now 7:05 so we can
start public hearing for 6 South Luma Street. This is a continued public hearing on a request to modify an estate law and common driveway special permit site plan approval and a storm water management special permit planner.
>> Yes. So in this particular matter we're still waiting on a review to commence um prior to opening up the the matter or moving it forward. Um yeah and the peer review hasn't uh as
of yet. So um that will be or the petition has asked for continuance to the next meeting. >> All right. Then with that in mind, do I hear a motion to continue the public hearing for 6 L Street to 7:05 p.m. on January 20th, 2026.
>> Dave Penis. So moved. >> Diane just second. >> Roll call vote. Jessica Thor and I. >> Just sorry. >> Go ahead. No, no. I'm just going to up the order. >> Diane just I >> Jason I
>> Marcus Phelps I >> Dave I >> we'll figure that out by the time the meeting is over >> we will have it done. Okay. And again, moving slightly out of order,
we are going to move to discussion item for 608 College Highway, the replacement of existing signage. Um, as an employee of this business, Mr. Als abstain of the discussion. Okay.
Is there a representative for the applicant here online? >> Good evening. I'm [clears throat] I'm Jason Pillo with ProSign service. >> Good evening, Mr. Pillo. I'm going to pull up your application here so people online can follow along.
>> So, uh, Beacon Bank is taking over for Birkshshire Bank. And this application is to replace um the existing signage with new signage. And if we could scroll through each page, I can just give you a brief description.
This is the o uh the site plan just showing overhead uh where the signs are placed on the building. If you go to the next page please, this shows the front elevation where uh the entrance is we are replacing the Birkshire bank X sign with a Beacon Bank
sign. This is a reduction in square footage. The existing sign is 22 square feet and I think we're going down to 13.8. and that and if you go to the next page, it shows the um specs on the sign. These are individual
internally lit channel letters. If you go to the next page, please this is the side elevation which I believe faces college highway. Um again, we're replacing the um Berkshire Bank letters
with Beacon Bank lettering. Um, and I believe this is also a reduction in square footage from 58 to 40 square feet. If you go to the next page, just shows the specs on that sign. Just it's just like that first sign. Individually
individual uh internally limited channel letters. to go to the next page. This is um another on the other side of the building where the drive-thru is. There's a uh illuminated uh cabinet sign. And here we're just replacing the
face and painting it blue. You go to the next page. This is the freestanding sign. And here we're we're doing a modification to reduce the height of the sign that X is coming off. And then we're just going to keep the cabinet there, paint it blue,
and put in new sign faces. And I believe the remaining signs are mainly directional in in in um in essence, they're just this is just replacing the uh drive up sign with a new sign. Um same size and then a
regulatory parking uh handicap parking sign. And I believe that's the whole package. >> Oh, yeah. Yeah. Then that I forgot to mention that these are the this is the drivethru canopy and we would just be
replacing these decorative panels with just blue panels. No, no wording on that. >> Okay, >> I'm happy to answer any questions you have. >> Are there any questions from board members? Mr. Phelps
>> on the freestanding sign. I believe right now there's an electronic sign underneath it that the town operates. Is that going to be continued? >> To my knowledge, we would we wouldn't be making any changes to that. That's not part of our scope.
>> Is that the same? >> This is where Yeah. >> Okay. >> Can't see the Thank you. >> You can't see it in this picture. >> Yeah. Unfortunately, I wish I had a better picture. >> All right. Any other board member questions?
>> Nope. >> Nope. >> All right. Any comments, Mr. Clinton? >> No comments. >> All right. And then with no further discussion, do I hear a motion for a positive recommendation for the swapping of
existing signage for 608 College Highway? >> Denis moved. Diane Jessa second. >> Roll call vote. Jessica Thornton I Diane Jes. >> Marcus Phelps. Yes.
>> Dina I thank you very much Mr. Fr. You're all set. >> Thank you very much. Have a great evening. >> You as well. >> Bye >> bye. >> Move on to the next matter on the agenda for 710. We have a continued public
hearing for 157 feeding hills road grapes tea house as in a butter. Miss Jreso will be abstaining from the matter. This is a request to modify the special permit protection district special permit non-conforming new special permit flood hazard and wetlands
district special permit and site plan approval. Mr. Planner. >> Yes. So um [clears throat] I did reach out to Mr. Salvitini just let them know that there is an actually ongoing meeting right now um with the board of
health where they're trying to determine um whether or not they can swap out seats or if it has to be a permanent uh solution. So um as the meeting was concurrent with our meeting, I asked them if they could just continue their items to the next cleaning date, which
they've done so. >> Okay. So with that in mind, do I hear a motion to continue this public hearing to 7:10 p.m. on January 20th, 2026? >> Dave Spina. So moved. >> Have a second.
>> Jason Gald second. >> You roll call vote. Jessica Thornton. I >> Gwald I. >> Marcus Phelps. Yes. >> Dave Spina. I have. >> Thank you. All right.
Seeing as we need to wait on time again, we'll bounce to the next item for our discussion items, which is a sign application for 681 College Highway, the replacement of existing signage for
Haven Cannabis. >> Hi, how are you? >> Name and addresses for the record, please. John Lemansky, 1163 Shed Hill Road, Stoddard, New Hampshire. >> Thank you. >> Brian Glic um 31 Telegraph West, Mass.
>> Welcome. Pull up your application here and share it on the screen for everybody. >> So, we have a new tenant moving into the uh former family dollar Page one here is a set of individual illuminated channel letters uh over the entrance. And we
also show some window graphics so that the windows will be crossed over so you couldn't see in or out. And then uh some teorographics on the face of it which these drawings don't have measurements broken down but I did bring some with me that show the actual size and calculated
the size of the glass so we're not over 40% on each pane. >> Excellent. Thank you. >> Pass it around. Start with you, Alvin. >> Press that down. Um, so you brought that with you because
our town planner wanted to just verify that the written letters on the window panels weren't above the 40% that they're supposed to be. So, what we have to do is move the word uh haven up a little bit closer to the logo because when we drew a box around the entire graphic, it was over 40%. So, we just
brought a little bit closer. >> We didn't do all the technical measuring out of each lettering. >> No, no, it's okay. Um, I will note because I I looked this up for for myself, um, that the filming on the
windows, while it's not something that we require or specifically call out within our own sign bylaws, um, it is part of the state code that prohibits them from having products or brand names being visible to the exterior. So, this
is why you see this sort of setup on any dispensary you come into contact with. So, um, are there any questions from board members? >> Um, what's the I think it looks great. What's the sign size changes from where it is now to where we're going to
>> for the wall sign? >> Yeah. >> There are there's nothing on the the wall right now because of Family Dollar moved out. They took their sign down. >> Okay. >> Sizewise, it's relatively >> It's smaller. >> Smaller. Yeah. Yeah. Cuz Family Dollar had a longer load, less >> space footage. Yeah.
>> Yeah. Um on I think it's going to be the next page of the poll sign. >> Are we flipping over to the >> Yeah. >> Okay. >> The separated. >> Gotcha. All right. So on the pole sign, that is an existing pole sign. Um it's currently
a red cabinet and white family dollar colors. So we're going to paint it a matte black and reface it. New lexing faces. >> Okay. >> So no increase, no change on that. >> It looks good. >> And I only mentioned it because they
they followed out on the prior application, but we agreed that there will be some sort of signage on the pylons. >> Yep. for you park customers only here. So >> that's not something that you would have to come before us for. So if it's just
>> something small like that. So I think that should be okay. But I didn't want to forget that that was part of the special permit. >> Okay. >> Parking signs. >> Yeah. >> Yeah. Just because there's two buildings on like the same parcel. >> Yes. Yeah. >> Be able to >> Okay. >> kind of designate our own parking in the front of our building.
>> Right. Um, the only change that we would ask since this was filed was if if it's possible where it says your neighborhood dispensary along the bottom of the drawings that are in front of you, if we could include the word cannabis before dispensary, so it read your neighborhood cannabis dispensary
>> on the sign and on the windows. >> We had discouraged the uh other applicant, >> I recall, >> from doing that. Oh, that's right. She I remember you being here from New Hampshire before. Okay. um getting great work here. Um >> I I would say that that would not be
something that >> we'll go back to >> the cameras. >> Yeah. >> Okay. >> Get fair and square. >> Good. >> Any follow-up questions? Mr. Spina, are you good online? >> I'm good here. Thank you. >> All right. And with no other questions
from board members, do I hear a motion for a positive recommendation for the replacement signage at 681 College High? >> Dave Spina. So moved. >> Dian second. >> A roll call vote. Jessica Thornton. I >> Dian I. >> Jason Grald. I >> Marcus Phelps. Yes.
>> Dave Spina. I. >> Thank you very much. >> Have a good night. >> Have a safe drive back. >> Yeah. It's gonna be gonna be ugly. What she do? >> Maybe their kids
and I just got rid of my kids. Diane. [laughter] All right. So, we are able to start the next month. Yes. All right. This is a new public hearing. I'll read the notice into the record.
Notice is hereby given in accordance with the provisions of Mass General Law Chapter 4A section 11 and the town of Southic bylaws that the planning board will hold a hybrid public hearing on Tuesday, January 6, 2026 at 7:15 p.m. online, via Zoom, and at Town Hall at
450 South College Highway on an application by Castle Pines Realy LLC for a special permit, wellhead protection district special permit, blood flood hazard and wetlands district special permit and site plan approval on property located at 32 sheet pasture road and the agricultural and
conservation district zone and residents R20 zone. The property is shown on current assessor's map 147, parcel 23. The applicant proposes to construct a single family home in accordance with the code of Southwood zoning bylaws chapter 185 sections 910 113 2022 and
30. The Zoom meeting information is listed. A copy of the application can be inspected by contacting Alvin Allen the 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,
chairperson. >> Hello everyone. Thank you for the long name real quick. >> Brian Nelson from Arlo Associates. Um you are probably familiar. This was uh one of the lots of a recent ANR at third pasture road. This property if you're
staying on the road is a property to the left of lot A. Um we previously had concomination of the wetland boundaries project is for a single family home. Um we have shown on the plan the wellhead protection uh boundary
um as well as a zone line between R20 and agricultural. Um the majority of the house is in the agricultural zone um but all works outside of conservation jurisdiction. Um and the majority of the house is outside of the wellhead protection zone. So we had a bunch of
constraints for this site. um zoning setbacks obviously the riverfront area boundary the wellhead protection zone. So we've tried to keep the design of the site a very front right corner um to stay out of those areas as much as
possible. um showing, you know, a modest footprint. Um very limited yard area. Um what's the minimum required for title five receptic in the front yard, a very modest driveway and turnaround area. Overall, I think the disturbance
is around half an acre. Um 25,000 or so square feet and change of total alteration on the property. Um uh yeah that covers most of it. Happy to answer any questions.
>> Um we had received comments from DPW. >> Um those were received addressed and the site plan was updated to include the notes. >> Um the Wellhead Protection District performance standards letter was
received. Board members sure received that. Um to confirm the conservation commission did issue a positive determination which means that the wetlands delineated on the plan are accurate. Um and Miss Puller confirmed that all the proposed
work is outside of conservation's jurisdiction. So while we advertise for it, we will not need to be issuing a flood hazard in wetlands district special permit. are the board member questions and comments. >> Mr. Spina,
I >> think I'm good. Thanks, >> Mr. Phelps. Is the uh entire drivewalk be paved? >> I would presume. Yes, most likely. That
>> it's not really that steep, but >> it's pretty short, too. >> Correct. >> Yeah, there's comes in up the road at 247, so a slight decline, a little bit of a belly in the driveway, and then it rises up maybe another half a foot to
the garage. So, fairly flat. All board members, think it over a little bit more. Are there any town staff or representatives with questions? Any public comment or questions? We'll look to board members again.
Okay. >> Hearing no further us for discussion. Do I hear a motion to close the public hearing? >> Dave Penis so moved. >> Diane Jes. >> We'll call vote. Jessica Thor and I.
>> Diane Jessa I. >> One. >> Parker Schelz. Yes. >> Dina I. >> So that is closed. What we typically do is we will write up a special permit
decision usually with the eye towards the affirmative and board members will review that and vote on it at the next meeting. >> Okay. Very good. >> Okay. >> All right. Appreciate it. >> Good night. Thank you. >> Thank you. >> Okay.
It was very fair as well. Very good. >> Thanks. Try not to do things twice. >> You're gonna be in front of us now. >> I know, right? >> Thank you all for drive home. >> Yes. >> Yes.
The next thing on our agenda is a new public hearing. Read the notice into the record. Notice is hereby given in accordance with the provisions of mass general law chapter 48 section 11 and the town of safet bylaws that the planning board will hold a hybrid public clearing on Tuesday,
January 6, 2026 at 7:20 p.m. online via Zoom and at town hall at 454 College Highway on an application by William Frasier for a special permit and site plan approval on property located at 526 College Highway in the business restricted zone. The property is shown
on current assessor's map 89, parcel 014. The applicant proposes to utilize an existing warehouse for the purposes of auto parts, retail sales, storage, and warehousing of auto parts and automotive repairs and customizations in accordance with the code of south of
zoning bylaws, chapter 185, sections 9, 17, and 30. And Zoom meeting information is listed. A copy of the application may be inspected by contacting Alvin Allen, the 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, chairperson Southwood Planning Board. After publication of the notice, a letter was received by the applicant on December 30th stating that the building doesn't suit his needs to continue on
with this application. With that in mind, do I hear a motion to close and accept the withdrawal without prejudice? >> Dave Spina so moved. >> I just second. >> A roll call vote. Jessica Thornton. I
>> just I Marcus Phelps I. >> Dave Spina I. >> Good. Moving on. We have gone through all of our discussion items. Mr. Planner confirming we don't have any late submitt ANRS.
>> No ANRS. Oh, >> next we have our routine business, the meeting minutes. Did everybody have a chance to review and submit any edits? Yes. >> Okay. Then do I hear a motion to approve
the joint meeting minutes for the select board and planning board of December 8th, 2025? >> Penis. So moved. I am Jes vote. Justice Thornton. I >> Diane Jba I >> Jason Rald I. >> Marcus Phelps I
>> Dina I. >> Then do I hear a motion to approve the meeting minutes for the planning board meeting of December 16th 2025? >> Diso moved. >> Diane Jasper second. >> We'll call vote. Jessica Thornton I. >> Dian Jespa I.
>> Jason I. Marcus Phelps. I >> Dave Spina. I >> Okay. Next on the agenda, we have planning board member and staff member comments. Mr. Spina, do you have an MPIC? >> I don't. The Empic has not met since our
last planning board meeting, but we are meeting tomorrow. >> Mr. Planner, >> I don't have anything in particular. Um, but um, Mr. Spino, did you receive an email today from Mr. Connor? >> I did. Yes. Yeah. Yep. So, I'll uh take
a look at that. And uh yeah, I do I do now recall the conversation about uh and just for the rest of folks, it's uh it's pertaining to when we have a bond for like a solar um field or something like that, what kind of uh I'll call it uh provisions for inflation or protection
for the town are are built into it and how do we calculate that? So, he's got a a proposal for how to deal with that. Excellent. I'm so glad we have your brain working on that [laughter] instead of mine. >> I don't know. We'll see how it goes. >> Yeah, that's fine.
>> We'll defer to your extra cheats. Uh, anything down there? >> So, we have a town meeting coming up. Special town meeting. >> We do have a special town meeting. >> Everything is in order >> as far as we are aware. um planning
board has one maybe I don't know if we're technically the sponsor of the other one um article though that we voted on at the last meeting to propose a temporary moratorum on large scale solar and best energy storage.
The other one that is slightly adjacent is to um add some language to chapter 183 to that it was chapter 183 storm water management used to be included in chapter 185 and when we made a certain
edit it didn't quite carry over to the new chapter 183. So this is just kind of an administrative fix on that end. Um and let's see just to follow up on what Mr. Allen spoke about the Pioneer Valley Planning Commission and our working
group. Um even though it was just a you know little let down because we had to lose uh somebody from the team there and we needing to catch up. We did have a very productive um discussion and meeting before the holiday break um
where we really kind of narrowed down what we would be looking to achieve in the coming town meetings and what we were kind of looking to do in the future. So it was a good discussion um and we really were able to give the new
team over at Pineer Valley Planning something to work with. uh they are going to start sending over to the working group pieces of chapter 185 as they are updating them and getting them together. And as those come in, we will
feed them to you so that you can familiarize yourself and kind of read through those changes as they come in so that you're not looking at 200 pages come March, April when we ask for you to review it and approve it. So, thank you.
That will be coming down the pipeline. And other than next week's special town meeting, we'll be meeting again on Tuesday the 20th. >> Anything else? >> One other item. Uh the former wilderness
building. Uh they withdrew their request for a special permit. >> Yes. >> There's there were some rental there was rentals apartment rentals in that building. I guess that's still continuing. I I mean, uh I think there
were at least three apartments >> that were in there. So, >> they're not special permit as far as I'm aware. >> So, it's still on the market then or they're just haven't decided what they're going to do with it.
>> I thought the building was sold, but I'm not 100%. >> The building was sold. That's my understanding from speaking with Mr. Frasier that it was recently sand. Okay. You know, >> I don't know anything about apartments, but uh they built with the buildings, but the
>> I mean, it's it's a good thing to have housing in Southway. Yes. >> They could be pre-existing that we just didn't know about the >> Yeah. >> What? Then hearing nothing else.
Do I hear a motion to close meeting? >> A penis. So moved. I adjust my second. >> All those in favor say I. I. I.