Charlemont Planning Board and Master Plan Action Committee Public Information Session on Draft Zonin

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Charlemont Planning Board and Master Plan Action
Committee Public Information Session on Draft
Zoning Revisions Fall 2007
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REASONS FOR UPDATING ZONING BYLAWS

• To improve 30 year old out-of-date procedural
  aspects of the bylaw.
• To protect our local economy which is still
  driven by our rural landscape
• 60 of our local workforce is employed in outdoor
  recreation and tourism.
• To create a positive environment for new
  development both residential and commercial.

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PLANNING PROCESS

• Charlemont Master Plan (2003)
• Charlemont Open Space Recreation Plan (2004)
• Both plans identified the need for zoning changes
  to address issues such as natural resource and
  farmland protection, new business development,
  and protection of the Mohawk Trail.

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• These revisions represent a response from the
  Planning Board to the public priorities
  identified in the Master Plan.
• Strong sentiment for preserving the rural
  character of Charlemont, and the towns heavy
  reliance on tourism and a natural resource based
  economy make many forms of economic development
  difficult

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Berkshire East
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Deerfield River
Deerfield River Whitewater
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PLANNING PROCESS

• A Technical Assistance grant from the State and
  two grants from the Highlands Communities
  Initiative totaling about 30,000 allowed us to
  work on the zoning revisions, create new maps and
  to conduct public education and outreach.

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PLANNING PROCESS

• The Planning Board and the Master Plan Action
  Committee (MPAC) have been working since
  September 2005 on revisions to the Zoning Bylaws.
• 16 MPAC meetings and 5 presentations of the draft
  - all well publicized- have provided for public
  participation

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Planning Process

• Many substantive changes have been made to the
  original first draft from September 2006 based on
  your feedback.
• The purpose of tonights meeting is to
  familiarize you with the changes we made and
  present the revised highlights of the proposed
  zoning revisions.

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Highlights of the Zoning Changes

• Creation of separate Districts
• Under our present zoning bylaw, you need to
  follow the same regulations about use, building
  and lot size whether you were planning to build
  to build here

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Highlights of the zoning changes

• In recognition of the different settings and
  landscapes we suggest the creation of 4
  different Districts identified on the map
• Village Center
• Village Residential
• East Charlemont Village Center
• Rural-Residential

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Highlights of the zoning changes

• A new Use Table spells out what land uses in each
  District are allowed by right, by special permit,
  by site plan review or are prohibited.
• In response to public feedback, most uses retain
  the Towns tradition of requiring a special
  permit.

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Highlights of the zoning changes

• The purpose of the Village Center District is to
  maintain the character of the historic village
  center as a mix of residential and commercial
  uses at higher density and closer to the roads
  than in the rest of town.

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Downtown
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USES IN THE VILLAGE CENTER

• The only By Right uses are those exempt from
  local zoning by State law. However, those do
  require a site plan review to allow neighborhood
  input.
• All others require a Special Permit except for
  residential uses.
• The only uses agreed to be inappropriate here
  are kennels, sawmills, gravel pits, junkyards,
  and new cemeteries.

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HIGHLIGHTS OF PROPOSED CHANGES

• 2. Village Residential District
• surrounds the historic Village Center and
  creates a small-lot, more affordable residential
  area in walking distance to the Village and its
  commercial activities.

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Highlights of proposed changes

• 3. The East Charlemont Village Center District
  encourages mixed use development on the East End
  of Town.
• Here commercial uses are already prevalent and
  it is close to downtown Shelburne Falls.

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Uses in East Charlemont

• This District encourages medium size office,
  retail and business uses but prohibits large
  retail stores, or commercial car dealerships, or
  gas stations. More uses require a Special Permit.
• Requires 1 1/2 acres minimum lot size (no sewer)
  and a 75 ft setback from the road.
• Is 1,000 feet deep going north from Rte. 2 and
  covers both sides of the highway.

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Highlights of Proposed Zoning Changes

• 4. The Rural Residential District
• comprises the majority of town including the
  Mohawk Trail.
• Its purpose is to maintain the towns historic
  pattern of rural settlement a scattering of
  residences, few small businesses and farms
  throughout expanses of fields, or forests, along
  hillsides and many enjoying scenic views.

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Intro pic 2
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USES IN THE RURAL RESIDENTIAL DISTRICT

• Most prohibited uses have been eliminated based
  on public demand except for a few agreed upon
  such as junkyards, commercial car dealerships,
  drive-thru restaurants etc.
• As a compromise, Site Plan Review has been added
  to commercial uses along the Trail

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HIGHLIGHTS OF PROPOSED DIMENSIONAL REVISIONS

• Increases the minimum lot size in the new
• Rural Residential District from 1 to 1 1/2
  acres (70,000 sq. ft.) and minimum lot
  frontage to 200 feet. This
• Better reflects the neighborhood character in
  rural areas, typically made up of farmhouses
  surrounded by large tracts of open land

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HIGHLIGHTS OF PROPOSED DIMENSIONAL REVISIONS

• Acknowledges that the average house with
  private water and sewer rarely fits on one acre
  acc to Board of Health and the Assessors
• Coordinates with the Cluster Development
• Bylaw to make Cluster Development more
• attractive to developers
• Reduces density and outside development
• pressures - most surrounding towns have
• at least 2 acre zoning in rural areas

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Dimensional Requirements in Rural Residential
Districts in Abutting Towns
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HIGHLIGHTS OF PROPOSED USE SCHEDULE REVISIONS

• The proposed bylaw allows for the conversion
  of historic structures to either residential uses
  or mixed commercial and residential uses by
  Special Permit.
• Allows for the construction of apartments
• on the upper floors of commercial structures
• by Special Permit.

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Averys Store
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HIGHLIGHTS OF PROPOSED USE SCHEDULE REVISIONS

• Allows Light Manufacturing and Artisan Studios by
  Special Permit in all districts except the
  Village Residential District.
• Expands the ability of residents to conduct Home
  Based Businesses and clarifies the requirements
  (Section 32.3).

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HIGHLIGHTS OF OTHER PROPOSED ZONING REVISIONS

• Includes an expanded section for Cluster
  Developments that allow for more village-like
  subdivisions (Section 33.3).
• Includes a revised Site Plan Review section with
  clearer procedures and criteria to ensure that
  significant new development protects the
  neighborhood character and the environment (Sect
  24).

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TRADITIONAL SUBDIVISION DEVELOPMENT
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CLUSTER DEVELOPMENTDESIGN B
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Site Plan Review

• Site Plan Review has emerged as an acceptable
  middle ground between those of us who prefer no
  restrictions on development (no special permit)
  and those who want the opportunity to voice their
  concerns at a public hearing about a suggested
  use in their neighborhood.

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SITE PLAN REVIEW IS REQUIRED FOR

• Projects with significant impact
• Creation of 4 or more lots
• Creation of more than 5,000 sq.ft.
• enclosed floor space
• 10 or more parking spaces
• Cluster Development
• All commercial uses with frontage on the
  Mohawk Trail and
• Other uses specified in the Use Table
• (Section 32.2).

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HIGHLIGHTS OF OTHER PROPOSED ZONING REVISIONS

• Includes an updated and re-organized Special
  Permit section with clearer criteria and
  procedures, including an impact statement
  (Section 23).
• Impact statement provides information on effects
  of development on schools and other municipal
  services, natural features, historic and cultural
  resources, etc.

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NEXT STEPS

• The official Public Hearing on the new zoning
  bylaw will be held on October 18.
• There will be a Special Town Meeting for a vote
  by residents on November 13.
• Zoning revisions require a 2/3 majority vote at
  Town Meeting.

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We urge you to support the proposed new zoning
bylaw

• This bylaw is the cooperative effort of many of
  the towns residents and elected officials.
• It aims to be fair in the face of very differing
  opinions.
• The motivation behind it is to preserve the
  beautiful town we have while allowing for jobs
  and taxes to move in.

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Pats Town Hall Pic