Williamstown Planning Board, Consultants Discuss Subdivision Bylaw

By Stephen DravisiBerkshires Staff
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WILLIAMSTOWN, Mass. — The Planning Board met recently with consultants who are helping the body develop amendments to the town's subdivision bylaw.
 
In a conversation set to continue at a special Planning Board meeting on Tuesday, April 28, representatives of Northampton architecture and civil engineering firms Dodson and Flinker and Berkshire Design Group outlined some of the decision points for the board as it develops a major revision of the bylaw.
 
Unlike the zoning bylaw, for which the Planning Board makes recommendations to town meeting, the subdivision bylaw is under the direct authority of the five-member elected board.
 
The Subdivision Control Law, Article 170 in the town code, was first adopted by the Planning Board in 1959. The current board is looking to do the first major revision to the rules that "guide the development of land into lots served with adequate roads and utilities," since 1993.
 
The town hired the Northampton consultants with the proceeds of a grant administered by the Berkshire Regional Planning Commission.
 
Dillon Sussman, a senior associate at Dodson and Flinker, laid out the scope of the project and the objectives of the board as conveyed to the consultants.
 
"What we understand of your goals for the project is to make small subdivision projects more economically feasible," Sussman said. "We've heard that you think that small subdivision projects are more likely … that there's not much land remaining [in Williamstown] for large projects. And you've had some experience with a small subdivision project that was difficult to fit in your current subdivision regulations."
 
A recent four-home subdivision under development by Northern Berkshire Habitat for Humanity off Summer Street required a number of waivers from the bylaw as written.
 
Sussman said the board's intent is to make small subdivisions, "more economically feasible," by "removing economic burdens that are unnecessary."
 
Specifically, he noted four ways the bylaw could be changed to achieve that end: making sure infrastructure required is appropriate but "not excessively over-specced and too expensive," developing clear standards, incorporating modern standards for stormwater management and clarifying the timeline for the acceptance of roads.
 
"I can't think of additional goals," Planning Board Chair Kenneth Kuttner said. 
 
"As we've discussed many times here, we just don't have huge sites for mega subdivisions. We're looking at what I'd call 'infill subdivisions.' Those have been a pain because of the need for waivers.
 
"We want to make it less burdensome for developers and us so we don't have to exercise as much discretion to make those things happen."
 
Planning Board member Roger Lawrence asked the consultants to help the board address inefficiencies in the Williamstown code by sharing the roadblocks the consultants' clients have run into in other municipalities.
 
"We haven't permitted a bunch of subdivisions in the past decade," Community Development Director and Town Planner Andrew Groff said. "Is it a market problem? Is it a regulation problem? Is it a bit of both?"
 
Dana Menon of Dodson and Flinker told the board that the consultants were impressed with the work that the Williamstown panel already had done, particularly when it came to thinking about how to categorize subdivisions by scale and how different sizes of developments would be subject to different requirements under the bylaw.
 
Menon walked the board through perceived weaknesses in the current bylaw, including the fact that regulations overlap between the zoning regulations and the Subdivision Control Law and that neither appear to have an "efficient pathway for small projects."
 
"You nailed it in terms of identifying the 'scatteredness,' if you will, in what we currently have," Kuttner said. "Things are all over the place. It's hard for me to figure out where all the pieces fit."
 
One of the issues the board wants to address is when and under what circumstances the town would assume ownership of a road created for a subdivision.
 
In the Summer Street development, the town and Habitat for Humanity have a memorandum of understanding in place to bring an ownership vote to town meeting. Another subdivision, Sweet Farm Road, ran into issues related to the ownership question, in part because of the town's standards for road construction.
 
"In which circumstances do you want to assume the town will take ownership of these roads?" Sussman asked. "You're not required to, right? In some communities, their policy is they're not going to accept any roads. It sounds like in yours, the intent is to do so."
 
Kuttner said the subdivision bylaw implies that town acceptance could happen if the road in question meets the town's regulations.
 
"We want to spell out the conditions under which we would explicitly accept a road," Kuttner said.
 
When it was noted that road acceptance is a question for town meeting, Kuttner said the bylaw could be written to make explicit the terms under which the Planning Board would recommend acceptance to town meeting.
 
Civil engineer Kris Baker of Berkshire Design Group laid out the decision points the Planning Board needs to consider for infrastructure requirements in subdivisions. He noted, for example, the town bylaw requires a half inch deeper top course for roads than the minimum recommended by the Massachusetts Department of Transportation for low-volume roads.
 
Baker said revising the bylaw also allows the Planning Board to consider issues like sidewalk and curbing requirements and whether to allow "low impact development" for stormwater management — issues that affect the upfront costs for developers but also could create management costs down the line.
 
The Subdivision Control Law also regulates features like turn radii and road widths, which require a conversation with the town's fire chief, Baker said.
 
Sussman encouraged the Planning Board to bring public safety and Department of Public Works representatives to the April 28 meeting, a single-issue session to discuss the subdivision bylaw.
 
The grant to hire Dodson and Flinker and Berkshire Design Group runs out at the end of June. The Planning Board's goal is to hold several more meetings with the consultants between now and then in hopes of developing a revised bylaw this summer for adoption by the fall.

Tags: Planning Board,   subdivisions,   

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Puppets Teach Resilience at Lanesborough Elementary School

By Breanna SteeleiBerkshires Staff

The kids learned from puppets Ollie and a hermit crab.

LANESBOROUGH, Mass. — Vermont Family Network's Puppets in Education visited the elementary school recently to teach kids about being resilient.

Puppets in Education has been engaging with young students with interactive puppets for 45 years.  

The group partnered again with Bedard Brothers Chevrolet, which sponsored the visit. 

Classes filtered through the music class Thursday to learn about how to be resilient and kind, deal with change and anxiety, and more.

"This program is this beautiful blending of other programs we have, which is our anxiety program, our bullying prevention and friendship program, but is teaching children the power of yet and how to be able to feel empowered and strong when times are challenging and tough," said program manager Sarah Vogelsang-Card.

The kids got to engage with a "bounce back" song, move around, and listen to a hermit crab deal with the change of needing a new shell.

"A crab that is too small or too big for its shell, so trying to problem solve, having a plan A, B and C, because it's a really tough time," Vogelsang-Card said. "It's like moving, it's like divorce of parents, it's changing schools. It's things that children would be going through, even on a day to day basis, that are just things they need to be resilient, that they feel strong and they feel empowered to be able to make these choices for themselves."

The resiliency program is new and formatted little differently to each of the age groups.

"For the older kids. We age it up a bit, so we talk about harassment and bullying and even setting the scene with the beach is a little bit different kind of language, something that they feel like they can buy into," she said. "For the younger kids, it's a little bit more playful, and we don't touch about harassment. We just talk about making friends and being kind. So that's where we're learning as we're growing this program, is to find the different kinds of messaging that's appropriate for each development level."

This programming affirms themes that are already being discussed in the elementary school, said school psychologist Christy Viall. She thinks this is a fun way for the children to continue learning. 

"We have programs here at the school called community building, and that's really good. So they go through all of these strategies already," she said. "But having that repetition is really important, and finding it in a different way, like the puppets coming in and sharing it with them is a fun way that they can really connect to, I think, and it might, get in a little more deeply for them.

Vogelsang-Card said its another space for them to be safe and discuss what's going on in their life. Some children are afraid because maybe their parents are getting divorced, or they're being bullied, but with the puppets, they might open up and disclose what's bothering them because they feel safe, even in a larger crowd. 

"When we do sexual abuse awareness that program alone, over five years, we had 87 disclosures of abuse that were followed up and reported," she said. "And children feel safe with the puppets. It makes them feel valued, heard, and we hope that in our short time that we're together, that they at least leave knowing that they're not alone."

Bedard Brothers also gave the school five new puppets to use. Viall said the puppets are a great help for the students in her classroom, especially in the younger grades. 

"Every year, I've been giving the puppets to the students. And I also have a few of the puppets in my classroom, and the students use them in small groups to practice out the strategies with each other, which is really helpful," she said. "Sometimes the older students, like sixth graders, will put on a puppet show. They'll come up with a whole theme and a whole little situation, and they'll act it out with the strategies for the younger students. It's really cute, they've done it with kindergarteners, and the kids really like it."

Vogelsang-Card said there are 130 schools in Vermont that are on the waiting list for them to come in. Lanesborough Elementary has been the only Massachusetts school they have visited, thanks to Bedard Brothers. 

"These programs are so critical and life-changing for children in such a short amount of time, and we are the only program in the United States that does what we do, which is create this content in this enjoyable, fun, engaging way with oftentimes difficult subjects," she said. "Vermont is our home base, but we would love to be able to bring this to more schools, and we can't do this without the support of community, business funders or donors, and it really makes a difference for children."

The fourth-grade students were the first class to engage with the puppets and a lot of them really connected with the show.

"I learned to never give-up and if you have to move houses, be nervous, but it still helps," said William Larios.

"I learned to always add the word 'yet' at the end," said Sierra Kellogg, because even if she can't do something now, she will be able to at some point.

Samuel Casucci was struck by what one of the puppets talked about. "He said some people make fun of him if he dresses different, come from different place, brings home lunch, it doesn't matter," Samuel continued. "We're all kind of the same. We're all kind of different, like we have different hairstyles, different clothes. We're all the same because we're all human."

"I learned how to be more positive about myself and like, say, I can't do this yet, it's positive and helpful," said Liam Flaherty.

The students got to take home stickers at the end of the day with contact information of the organization.

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