Planning Board Meeting Minutes January 17, 2017
The January 17, 2017 meeting of the Easthampton Planning Board was held at 6:00 p.m. in the 2nd floor
conference room of the Easthampton Municipal Building located at 50 Payson Avenue, Easthampton.
The meeting was video recorded.
Chair: Jesse Belcher-Timme
Committee Members: Harry Schumann, James Zarvis, Jim Vaillancourt, Chester Seklecki, Chris Cockshaw
Recording Clerk: Amanda Bernier
City Planner: Jessica Allan
Guest(s): JP Kwiecinski, City Councilor; Justin Bergeron, 49 Union Street Business Owner; Nicole
McCorkindale, 49 Union Street Business Owner; Mindy Cotherman, 132 West Street
1. Call to Order: 6:00 p.m.
2. Public Speak: none
3. Minutes: Minutes from the December 20, 2016 meeting were reviewed. Jesse Belcher-Timme
mentioned two corrections, which Jessica Allan will correct. James Zarvis motions to approve
the minutes from the December 20, 2016 meeting with the two mentioned changes. Jim
Vaillancourt seconds. All in favor, 4-0.
4. ANR:
a. none
5. Old Business:
a. none
6. New Business:
a. 49 Union Street – Justin Bergeron, Nicole McCorkindale
i. Justin Bergeron and Nicole McCorkindale would like to open a smoke shop that
will specialize in glassware, tapestries, music, art, jewelry, and other such items
as found at music festivals.
ii. Jesse Belcher-Timme asks if they had run a retail establishment such as this
before, to with Justin Bergeron replies that they have in North Adams.
iii. Chet asks if they are a smoke shop without tobacco. Justin replies that they are
not, but they do have a license to carry loose-leaf tobacco, and will if there is
enough demand for it.
iv. Jesse some regulations that need to be addressed before approval:
1. There are no concerns from the Conservation Committee as there are
no wetlands.
2. There will be no on-site smoking
3. The Health Department requires a license for the sale of tobacco
4. The Superintendent of Schools wrote a letter regarding concern over
the location of the shop in relation to one of the schools, to which Justin
replies that there is a smoke shop in Holyoke that is also close to a
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school that does not have any problems. Nicole states that there will be
signs posted stating that no one under the age of 18 is allowed.
James Zarvis inquires about other signage. Justin responds that there will be
window signs, and possibly a new awning. James Zarvis also asks if there will be
a window display. Justin replies that there will be a mannequin sporting the
apparel, and that there will not be any glassware on display.
Jesse asks about deliveries. Justin replies that there will only be mail deliveries
as everything else is delivered to their home.
Jesse inquires about waste. Justin states that there is a dumpster behind the
building. Jesse then asks about unique waste, to which Justin states that there
may be typical battery waste.
James Zarvis asks about the hours of operation. Justin responds that they are
hoping to be open Mondays through Wednesdays from 10:00am to 6:00pm,
then Thursdays through Saturdays from 10:00am to 8:00pm, and closed on
Sundays.
Chris Cockshaw asks about sign regulations. Jessica Allan explains that this is
something the Board still has to work on.
James Zarvis asks if there will be music events. Justin says that there will not,
and that they will just be selling items related to music festivals. James Zarvis
wants to clarify that there will be no events in the building. Justin hopes that
there will be an acoustic band at the grand opening. He also hopes that there
will be future art shows.
Jessica Allan wants to make sure that they are aware of the apartments upstairs.
Justin replies that they are, and that one of their friends lives above the store.
Jessica explains that there could be an issue with the tenants. Jesse and Justin
further discuss the music situation at the grand opening.
Jesse asks if anyone else has any questions. James Zarvis would just like to
remind the applicants about the school. James Zarvis then motions to endorse
the site plan approval. Jesse reads the rules and regulations, citing that there
are no parking regulations, no waste concerns, and mail only deliveries.
Jessica Allan asks if there will be any conditions, to which Jesse responds with
the concern of on-site tobacco consumption. There is discussion around
recreational marijuana, which Jessica replies that the community would have to
ban recreational marijuana usage. James Zarvis mentions concern over secondhand smoke being available to the employees, but that it is unnecessary to add
as a condition. There is also mention of a condition that anyone under the age
of 18 be prohibited from the store in order to address the Superintendent’s
concerns of proximity to the school. It is stated that anyone under the age of 18
is allowed in stores such as these so long as they are in the company of a parent.
JP Kwiecinski, City Councilor, comes to the podium to voice concern over the
school’s proximity to the store and its window displays and advertisements.
Jesse believes this to be ironic as there are two other stores that sell tobacco
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products close to the school as well. James Zarvis states that there is a slippery
slope with advertisement content.
xv. Justin states that they ID everyone that looks under the age of 30 as required,
and that they do not want to lose their business. Justin then states that pipes
are displayed at the far end of the store, where they will not be visible from the
window, and that the only items displayed in the window will be art and
jewelry. Jesse, James Zarvis, and Chris Cockshaw have a discussion about
micromanaging the stores within the city. Jessica points out that all of these
concerns will be located in the findings and description of the conditions;
anything the client hasn’t put forth immediately in the findings will be located in
the application. There is one condition: no one under the age of 18 will be
admitted to the shop without a parent and/or guardian.
xvi. James Zarvis’ motion to endorse the site plan approval stands with the
aforementioned condition. Chet seconds. All in favor, 5-0.
7. Administration Items:
a. Seasonal Cottage Community – Mindy Cotherman
i. Jessica explains that he has taken policies from several communities and
blended them together. Camps, however, do not make sense for Easthampton.
There is a piece of land for Boy Scout use on Highland Avenue given to the City
during the 1960’s. There is discussion over the proposed zoning amendment.
ii. Mindy has some questions, starting with the heading; Jessica states that it is
retail/service and seasonal cottage community and therefore is new territory.
iii. Chris Cockshaw states that he is on the Board in the middle of this particular
project, to which Jessica responds with the history of Mindy’s request. Jesse
thought they would eliminate the for-profit and not-for-profit, but that there is
far too much to do.
iv. Jessica states that there are Board of Health and zoning issues; this would be
considered a cottage community and not a camp ground with camper and tent
sites. James Zarvis asks if these would be excluded from the community. Jessica
asks if everyone is on the same page in not allowing tents and trailers. Chris
Cockshaw speaks to the different types of trailers that could possible enter the
property. Jesse talks about wheeled structures and stationary structures; he
states that they should be excluded and if someone wanted to apply for
separate land, it would be a different story. Jessica states that campgrounds are
not meant for Easthampton.
v. Jesse states that this community would be fixed structures, and Jessica replies
that this would be closer to a seasonal resort community, similar to tiny house
subdivisions, which is what this community could turn into.
vi. Chet asks about the seasonal cottage site – would this be year round? Mindy
replies that that is one of her questions. Jessica reads from her draft that the
season would be from April 1st through October 31st. Jesse asks why the season
is limited. Jessica states that any longer than this and it could be considered a
long-term subdivision.
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vii. James Zarvis asks about renting for more than 4 days. Jessica replies that the
off-season rental could be 4 days per person per month. James Zarvis asks to
clarify if that is to reduce tenancy. Jessica says that it will, and that no one is to
rent long-term, to which Mindy asks for clarification. Jessica clarifies that she
intended to mean that one person can rent for 4 days, and another person can
rent for 4 days. Mindy asks if it can be changed to 7 days to accommodate
holidays. Harry asks if a person can rent a cabin every 4 to 7 days. Jessica states
that there is a need in Easthampton for a lodging facility since it currently lacks
one, however there shouldn’t be one in a dense neighborhood.
viii. Jesse asks Mindy if there is anything built yet, to which she replies that there is
not. She further explains that she needs to sit with an architect. Currently, she
believes there would not be any more than 50 people renting, however that
number can shrink; the current cottages are set to be approximately 600 square
feet. Jesse asks about the density of the structures, and there is discussion of
noise and traffic in the neighborhood; parking standards are also discussed.
Mindy would like clarification on parking, then explains the parking situation on
her property. Chet asks about the distance from the parking lot and the
cottages. Mindy explains that she has stayed at places like hers in the west
where a renter could not park near the cabin.
ix. Jesse discusses a limit on occupancy in comparison to the acreage. James Zarvis
asks if there is a limit to the cottages, to which Jesse replies that there is not,
but they need to make that determination. There is discussion over zoning, loss
of numbers, etc. Mindy states that she spoke with an attorney regarding this
project.
x. Chris asks about foundations, and if there are sewer connections. Mindy replies
that the property is on the City’s sewer, and that the cottages could be set on
slabs or up on piers.
xi. Upon further discussion, Mindy states that the 40% of 5 acres being an open
field is a lot of the property. Jessica replies that they do not want the space to
be filled with cottages, but that there will need to be open recreational space,
and that this language was taken from the Chester bi-laws. Jesse asks if the 10
feet between cottages would be considered open space, to which Jessica replies
that there would need to be more open space. Mindy tells a story about staying
in Indiana in similar places; James Vaillancourt also mentions that he stays in
similar lodgings at Lake George.
xii. James Zarvis asks how we limit the open space. Jessica states that she is willing
to drop to 30%, and Jesse states that he is okay with the 40%. Mindy would like
to clarify that the open space is not paved, and states that it ranges from 2530%. Chet is okay with the 30%; everyone is in agreement with 30%.
xiii. Jesse would like to discuss the seasonal portion of the draft, and inquires if it is
necessary. Can renters come on April 1st and stay through October 31st? Jessica
replies that they can, but who will enforce this?
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xiv. Chris states that if the cottages are heated, and have water and sewer, why
would it need to be limited? Mindy states that she would like to move the
season to after Thanksgiving, and that she would most likely close in January or
February, or to only open a couple of cabins closer to the parking lot in those
months. Harry suggests that they keep snow removal in mind. Jessica reminds
everyone that the purpose to making it a seasonal facility is to ensure that it will
not turn into a subdivision. James Zarvis mentions that it could turn into a
subdivision that has children residing that would have to enroll in school. He
suggests to keep it seasonal until the end of November but to limit the renters
stay; Jesse suggests 14 days. There is discussion over seasonal stays and the
length of a single stay; there is also discussion to renting to Smith College
students who have trouble finding board during the school year. Mindy and
James Vaillancourt both are okay with people staying for 2 months. Jessica and
Jesse discuss tenant laws and rights.
xv. James Zarvis proposes a 60-day stay from April 1st through November 30th. Jesse
states that there isn’t much difference between a 60-day and 90-day stay. Chris
asks if the season would end at the end of November or December? Mindy
suggests that the season run from April 1st to November 30th, and then have a 7day off-season stay length.
xvi. Jessica states that there will be no tents or trailers. Jesse states that he would
like to look at the definition of a mobile home. James Zarvis would like to know
what size would be acceptable; Jesse replies that 900 square feet would be too
big in regards to a cottage. Mindy says that she would like 8-one bedroom
cottages, approximately 400-600 square feet, and 4-two bedroom cottages at
approximately 900 square feet. There is discussion over rooms and space; James
Zarvis and Mindy agree that the two bedrooms should be from 700-800 square
feet. There is further discussion that these should be no bigger than 800 square
feet to be consistent with an accessory apartment.
xvii. Mindy questions item 6 under section 10.02 regarding landscape. Jessica
clarifies that the landscape is just a buffer for the neighbors, and that they can
be trees or shrubs; 25-feet is not that tall, and they just need to fill in over time,
and do not need to be 25-feet from the beginning. The buffer could also be a
fence. Mindy asks if the buffer could be solar panels; Jessica says that they
cannot.
xviii. Mindy asks about the special permit, and if there is a one-year period to
complete the project. Jessica states that under the zoning laws, Mindy would
have two years to show progress on the project. Chris asks if there would be a
completion date; Jessica says there is not.
xix. Mindy inquires about the 15-foot lighting requirement. Jessica says that it is
standard residential lighting per the Dark Sky Standards.
xx. There is no further discussion on the Seasonal Cottage Community.
b. Jesse would like to address the final item on the agenda: the Master Plan.
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i. Jessica would like to discuss the next steps, the first of which would be a
visioning session to see if the essence of the document was still on point. The
housing and open space seem to be up to date, and the energy section is
different now than it was 10 years ago.
ii. Chris asks if there is a version of the Plan online, to which Jessica replies that
there is.
iii. Chet asks Jessica for her opinion. Jessica states that everyone should take a look
at the document and discuss it at a future meeting. Chet states that there are a
few sections that could use some tweaking.
iv. Jessica informs the Board that the City does not have enough money to do a
complete overhaul of the Plan, but that there can be discussion of what has
been done and what needs to be done.
v. Chris asks how much of the Plan has been implemented. Jessica states that over
250 strategies were created, and that a lot of them have been done. Jessica
then explains how the Plan was created, and that there were 45 people who
broke into teams. Jesse states that for a strategy written by so many people, it is
very cohesive. Jessica states that the City spent over $50,000 – 1/3 of which
went to the consultants, and the rest to the Commission.
8. Adjourn:
a. Chet Seklecki motions to adjourn. James Zarvis seconds. All in favor, 5-0.
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