MONTAGUE — The Planning Board is sending proposed zoning amendments that would allow for mixed-use development on the former Farren Care Center lot on Montague City Road to the Selectboard for its approval.
A public hearing to review the nine proposed zoning amendments, which were drafted by Innes Land Strategies Group (formerly Innes Associates) as part of the ongoing Montague City Village Center Rezoning Project, was held last week, attracting 30 attendees in person and over Zoom. The Selectboard is being asked to review the draft amendments on Sept. 8 before sending them back to the Planning Board for a final public hearing.
“If the Planning Board is ready to close the public hearing, they will vote on their decision to recommend the Town Meeting to approve the zoning amendments, and then the hope is that this will be on the Special Town Meeting [warrant] for Oct. 22,” Town Planner Maureen Pollock explained, adding that the state Attorney General’s Office would also need to approve the changes.
Innes Land Strategies Group President Emily Innes explained that members of the working group handling the Montague City Village Center Rezoning Project had a chance to look at the existing zoning of the four parcels on the lot between Cabot Street and Farren Avenue, and evaluated if the existing Central Business District zoning is appropriate and whether pursuing a Smart Growth Zoning Overlay District, called Chapter 40R, would be beneficial.
Given the feedback from residents largely centered on their desires for affordable housing, public benefits and retail businesses, Innes said creating a new base district and a new zoning overlay would be the best option to allow for flexibility of development while not altering 40R zoning that could impact other areas of town.
“We just wanted the changes to focus on the Farren sites, so step one [is to create a] new base district only applicable to this area,” she said, “and then step two is to put an overlay district on top of it that spoke to the design of the area.”
According to the presentation prepared by Innes Land Strategies Group, the ultimate goal is to create a “dense, mixed-use hub that unites the surrounding community and unlocks new housing and economic opportunities in Montague.”
Additionally, the focus of the development will be on “inclusivity, and meeting the needs of all residents and guests, regardless of age or income.” Another goal is to enhance Montague City’s commitment to “public health, arts and culture, and natural resources.”
The proposed overlay district, Innes said, would be beneficial so there can be more control over the development of the land if the decision is to contract with a single developer, or multiple developers with divided parcels.
To achieve this, the proposed amendments to the Montague zoning bylaws include adding a Village Center Mixed-Use and Design Overlay District to “Section 4.1 Types of Districts,” defining Village Center Mixed-Use specifications in “Section 5.5 Dimensional Requirements” and adding the specifications of a Design Overlay District to “Section 6. Overlay Districts,” among other revisions and additions.
The proposed zoning regulations for the Village Center Mixed-Use zone detail what can be developed with a site plan review from the Planning Board, which includes housing for two- and three-family housing in multiplex, rowhouse, townhouse or multi-unit residential homes. Additionally, mixed-use developments that include multi-family residences need at least 51% of the floor plan to be for residential use.
Other permitted uses under this district include options for bakeries and artisan food establishments, retail spaces, and non-drive-thru restaurants and cafes of 2,000 square feet or less. Other options include a boutique hotel with 35 rooms of less, a fitness center, craft workshops such as art studios, and offices for medical and co-working use, among others.
Hotels, parking garages, and any retail shops, dining establishments, offices and workshops that exceed 2,000 square feet would be allowed by special permit only.
Another stipulation in the amended zoning under the added Design Overlay District section requires that 20% of the developed space on a parcel be dedicated to open space for residents or space for public use. This 20% open space stipulation, the need for housing to be affordable and prioritized, and the need for more defined language constraints were large parts of the discussion.
“I guess my concern is that if the area became totally privatized, it would no longer be a public space,” resident Peter Hudyma said about the public space option. Innes replied that the town of Montague could look into a conservation effort, but the 20% open space zoning requirement would still help retain those spaces for future residents and the public.
Resident Lilith Wolinsky asked if the zoning regulations, as written, would create pressure to develop, despite requests from residents for open space and housing.
“I don’t have anything against any of the particular businesses that were mentioned in this zoning,” Wolinsky said. “I’m just concerned that if the zoning is really broad, there will be pressure.”
At this stage in the zoning draft, Innes clarified there are opportunities to make further revisions, such as increasing the 20% open space requirement if residents are interested in that. Additionally, the Planning Board’s motion to approve the draft bylaws that will be sent to the Selectboard for review included the option to make changes as needed.
As the meeting concluded, resident Mary Kay Mattiace offered a perspective on the need for housing in Franklin County.
“I just want to emphasize that we keep our eye on the critical need,” she said.