so that's that's the extent of the revisions that we're proposing for this interim update and this is the letter from the regional planning commission they've reviewed these updates and i think they look good you'll see in the last paragraph the planning commission needs to with the last paragraph here the template needs to go in front of in front of the regional planning commission as well yes and she said i know she said upon request in her letter i've already requested it we're already on her calendar but we should formalize it through a planning changes to your planning commission report on the town plan and if not just pass that report forward to the select board so they can hold a hearing to hearings and their level of the record the o the purpose of this hearing in accordance with twenty four vs a four four four one and the select board provided these proposed amendments to the ladies in developing regulations to the planning commission in late july the planning commission has been reviewing those and since then the purpose of this public hearing is to collect public input for the planning commission to use in preparing a report with recommendations to the select board so they have a plenty commission report that they pass on to the select board with any comments that they have about the regulations as have seen them reviewed and talked about them so far the purpose of the hearing is to get any more input from the crowd that they might want to incorporate into their report the purpose of this hearing isn't to provide a lot of information or present a lot about the town plan but i will take a stab at going board level and as the select board that can make changes to this to these regulations the planning commission in this case because of the way it was presented through the as a four for one the subsection where the select board initiates the process arkansas and happens to call a character based code for a base character base there they're pretty much interchangeable terminology pertaining to the riverside village center it was created by a consultant t p c using substantial public input gathered during a five day pla october of last year so almost exactly a year ago and that should include is an open studio stakeholder interviews an interactive public meetings and so i think it's helpful to understand the origin of this project it outlines all the different studies discussion groups charette that were held over the course of all those years in the riverside area so this is a real it's an exciting project it's a real grassroots citizen driven project so it continues right up until two thousand and thirteen that would be the last thing in this timeline when t p c picked up the ball and we decided to take all this work one more phase you might remember some of these drawings from previous rats there are a lot of people that took a stab at trying to put their thoughts on paper about what they thought the village center should look like and so well and then there are also some recent community experiences that i'm convinced the planning department and the select board this would be a project we might want to pursue in town this is  don't have design standards in our zoning codes that allow us to deal with things like massing i think it's a massing issue i think it's a little bit big compared to some of the houses next to it and it's just a little bit more blank then the finally articulated victorian  almost ben brafman is next to it on the corner so hilary fifteen so that's one example another example is the recent delhi general there was a lot of activity in front part four of them you know every everyone wants to talk about i had a boy scout who want to do a community service project and he came to me to talk about dollar general it's there's a lot of people who really feel that the d m v should have done something different to control the way the dollar general appeared but again dear be as limited by the regulations and regulations don't give us good standards for requiring parking in the back in the commercial district or requiring different architectural styles so there's another rendering of the dollar general so it made us think about our goals for this project  when i say our i mean the clinic missed and that's what the planning department the select board and i think that there was some later planning commission by and i'm not trying to imply that it was the planning commission's idea and anyway but you know we try to collaborate as much as possible the goals for this project are a combine all those previous efforts going back to two thousand and four into an overall illustrative master plan for the village center and this time to make the master plan to have substantial community and stakeholder by hand and to do so without creating further planning city because people are really worn out from all these pretty pictures on paper that go way back to two thousand and four it never happened and then finally because nothing ever really happened we wanted to provide a mechanism for actually implementing the community's vision and the community's plan so  last one for a second because it has to do with why we're here tonight so we're providing a mechanism for implementing the community's vision and plan one way to do it is through any regulatory ordinance so we decided to hire a consultant that would translate the existing character of the village center along with public input of addition for the future into his own code that had the power to actually control the character in the form of new construction instead of just suggestive language in the town plan it's really hard to apply unless you're you know for a case of how it you know we were going to actually come turnout as a result these are some of the events that were held again really good turnout i think that we got a really strong sense of the communities vision for a future face and so this was one of the renderings that came out of the plan a palooza process and all the renderings that you're about to see and the mass the illustrative master plan itself were done in house by the consultant during the studio hours so he actually had these done before he left town he actually did down in real time with citizens looking over his work over a table and presented them at the final presentation and got input on them in real time from citizens and communities so this is one  we go through the form based code or character based code that resulted from that project the full text is available on the website it's really hard to tell you every detail it's here because it's an eighty five plus page concepts i just want to clear up after that the new code only effects the project area which is shown here in red so it only affects the project area in the riverside village center it doesn't affect the whole town then you could only affect new construction so any improve and also on top of that any improvements that are less than twenty twenty five percent expansion of your gross florrie area are exempt unless there are groups that are associated with a change in use like if you change your house into a business survey while they were here and went out and took measurements of roof heights and distance from from the right of way to the front porch and the depth of the front porch and roof action all that to try to try to create metrics that to try to create ranges and provides options for what constitutes acceptable form under this code so designers still have the freedom to use creativity and provide variability in the final product that's within a certain range so if it comes out looking exactly ticky tacky all the same that ends up being the developers or the designers decision is not something that the code is forcing them to do the code promotes density in a compact diligent area and that's been kind of a hard concept i think a lot of folks have grappled with because  federal building at times just courage out of center design so you know people who want to create parking and follow all the way around the outside of a building might be a little hampered by the four days go because it's going to think about the  this is the regulating plan so section one just deals and generally mistreated items section two is the regulating plan so the regulating plan acts like a little mini zoning map and everything in light lavender is country districts free and everything in the dark purple is character district for that little green splotches a civic zone so basically there's two districts within the proposed code security district three this is a rendering that was created lavender area kind of along route fifty kind of out here and where residential areas and securely see it too well because the lights are on but these are some photos that show you a typical construction in the air typical existing with staff and then developers use to figure out if a development plan is in conformance with the four this code for that area or first really the city for district is this area shown in darker purple market is and that's characterized by its medium density area that has a mix of building types so it's more of a mixed use district residential retail office other commercial uses there shallower no front setbacks and medium or no sides at back so you're a little isn't the way that private space relates to public space so you've got public frontage here along your sidewalks and in your roads and then you've got your your homes here in this privately owned space and the way that they relate to the public space really impacts the feel of that neighborhood your sense of place sense of like with the character of this neighborhood and if you want to walk or bike you know how it feels in general so that's what that section for deals with and it contains a lot of definitions and is your building located within within the light itself so you notice and see three which is a little bit less dense residential you can have it plastering the middle of the lot or you could have it topped a little aside of the lot but you can have it pushed all the way to the front that's something that we reserve for just to see before and that's because a lot of this free area is along route fifteen princes and you would want to be right up on the fifteen it wouldn't make sense so this is some of the built in logic and character based code let people  have asked you know why is there a table of uses in a character based code knowing that sort of the one of the basic concepts of form its code is that it controls the form of the design of the buildings rather than getting really hung up on the use that's in the buildings and the answer to that is that you know it's only exist for a reason you're always going to have to have a little bit of regulation for things and you don't want to slaughterhouse right next to your house there's going to have to be a table of uses in a form of a skull but the idea is that the table of uses as it was proposed by a consultant is a lot more permissive so there's a lot more permanent use is better than conditional uses because right now the conditional use process makes sure that the proposed construction fits with the character of the neighborhood in the concept is that a lot of character is already built into the and there's also thoroughfare standards in assemblies for different road types this one is the neighborhood drive type but you can see that it lays out how the streetscape is supposed to happen and that's of great benefit to the town because now  assemblies for different areas on the regulating plan which helps them know how to make public sector improvements rather than being you know a guessing game and hoping that they're spending the times money correctly they're actually we had design standards for how the how the house was situated on the lot and even for things like ceiling height and roof pitch but the architectural standards go one step further and it's just like the frosting on know i guess the thing to keep in mind of the architectural standards is that they can always be changed in the future if you like they're not permissible proofs of enough or they're overly permissive i think that the decision needs to be made stuff in the in the feedback that we've gotten from the consultant already what we will be doing is submitting planning commission report to the select court which will provide recommendations to them as they go through their hearing process as well here at the last meeting that we had on this just to go and we we had submitted some of our own questions and comments to the consultant and he had provided some feedback back to us that we went over that's going to be part of our planning commission report already but to me like would be some additional comments ago along with that from us to the select board to inform their decision making process spoke out against the dollar general and had problems with it was designed to not it was going to feel the same way about it but it proves that there are some people in the community feel that our standards aren't rigorous enough with regard to controlling the design of buildings it looks like a lot of buildings that we see pros and cons and i respect your opinion and i respect other people's opinion and i think there's a big difference of opinion in the community and whenever you see a difference of opinion in a community it kind of gives you a place where you might think about making some planning  that anyone might have attended previously we were discussing this were not public hearings their points were we were discussing this we did take public comment they became part of our discussions and what we were thinking in terms of if you want a comment to be part of the public record of this regulatory review of this document it does need to be either stated at one of these public were in a cd three i hope they're planning commission i know they've been studying some aspect of this one thing and i feel  it study my true belief is that i don't think four is big enough but one thing it troubles me i would like to see it connected and for you can bill next to the road i don't sa or something of that nature i'm just saying the whole thing should be looked at and i haven't heard anyone bring up that subject or even consider to look at or the phones are or what he thought they the reasons why they are there comments and so forth that he had he wanted to make other changes in the town recommended other changes and i wanted to see if it was ever for gathered up so there's no report forthcoming no narrative format that's i would call a report  but if what you mean is this deliverable of this this product this code there is one more round of revisions think he'll do it the slack way about the district to bring more water into this area and how is this all going to be fun to the question so in that so the development of this property occurs it happens incrementally so when you saw the lesser of master plan that showed everything all built out it's a vision for what could happen but it'll happen piece by piece so for everybody something that might and i agree i think it's that's a really good thing to think about and we should be looking for sources of funding to look at stormwater planning water waste water going forward but if you're worried about pollution issues that will happen incrementally and every project will be permitted on a case by case basis but you're right it's good to think ahead and be anticipating these things down the line i had with a consultant so that's why i feel like i can answer this so tell me why logic is wrong but really created this one civic's i'm here because no to change any of his own is on the regulating you have to go through a completely regulating plan and men which is the equivalent of a  that's a lot so if somebody wants to develop a property and they've got a piece of civic zone in the wrong place then they have to go through a whole by lottery vision in order to free up that area of green space to make a development that makes sense so the only  place where we've already talked to david about putting septic for his first project so we know this is going to be a green space going forward and it actually looks something like that his comment is i've any other say if i have to develop in here with you and would like to we have no plans any further than this at this time i would be building where some of the structures take away some of our liberties i think in some ways you've got to remember that all the a lot of these old structures do in town and you look at for example the brick house out from a victorian whatever you see that attraction to the village you know these old buildings will say all the old building we always talk of the old buildings of the old way of building homes owning regulations people regulations and you're saying you could change i know i've served on the planning commission and work in this town long enough and seen the folks and so forth and nothing gets done overnight i've worked on this the way they are i'm not going to be able to get anybody to build there whether it's a new bank or you know whatever you might like whether it's in the pharmacy or whatever we are going to head to the grocery store that sit there go with the structural standards but for example you've got the green space where you can get suggested rendering of some perking it's outside the front of the building on the side two hundred fift story is that you know this was a big project and this was an expensive project and one of the things that the consultant and i worked really hard to do was have a relationship with the primary property owner for this project and since about last november december we with mr gilman that this was not going to come to us to go in for the d r v until brian a given his blessing i e that any plan for the grocery store would come forth with a form based whether or not the form is coded already in place or not which i thought was a really decent offer and me on several occasions that he was true to his word and that's how it was going to happen and so last friday i got this out location i hadn't had a chance to give it a final review we've given some preliminary comments and i after that you know we never got another plan they was in my office i can you show me some architectural renderings we'd like to take a look at this architecture retired let's take a look at the site plan and let you know how this all pans out and what it would cost here your developers or not so that he can make a decision on if it is truly too expensive to do it the right way but it didn't happen and the deal was broken and now we have this application before us which will probably be reviewed under the old code and this is what happens this is what happens when we let developers figure out what our community should look like and i feel like this community is at a crossroads and no skin off my nose i don't live here but jericho needs to think about if they value themselves enough to create really stringent design standards that make a developer conform to what your vision is in a precise manner or if you just want to kind of leave it and let developers do whatever the market is driving them to do and it's not my decision to make and i'm not going to take an opinion either way but you have to know that the decision you're in the position to make bit different than most of the ones that come down the pike they're written into the planning commission because it didn't originate in the planning commission we're sort of on the periphery we are holding a public hearing we did review it and we're giving our input to this like work but our role in this specific extend the can they can choose to adopt it doctor with changes or to reject it there is a statutory process if the citizens citizenship does not agree with the design so there are it if you were rooted in in this case it was like were made a decision that you were happy with there's some process that you can go to to try to get some recourse for your question yes i i do believe if you have a public hearing you know that you want to give us some fine make public comment on what you're discussing we've we've closed the public keep moving along a more than happy to give you the chance to speak ok take in the comments from the public and put that in you're going to manage what we had already gotten from the consultant but there was two things on that no one was the changes that we had it was response to comments we had made which we went through as i recall point by point he seemed to be correct me if i'm wrong that we are in agreement on everything except maybe there's one thing and their thing and then there was like a separate color that was like suggestions that you made i still think they do even need to get into it because i'm not sure that it seems clear from some comments of we're not in agreement about whether or not we recommend the standards and not just do we need to recommend a doctor at all or can i just recommend changes  collected comments and concerns about the code or simply notes in the margin he's referring to the revised document and not the actual changes if i'm correct in assuming that the version of the form disclosed that is being worn by the select  version that we've been going through i am not comfortable approving it as it's just relaying that it and then the one thing i think there was disagreement some bill didn't like the the gutters piece which was eliminated in the section a second version in what the at just give another coloration what we're trying to agree on here in done is that the planning commission well what we agreed on my understanding from that meeting that when we went through them one by one is regulating your behavior was like what you can put on your front lawn so let's take a look through those three things taken one at a time so right now we're looking at this one got excited six inches in height at their ends and she'll have a unique design not to be repeated with into buildings inside of each other and he wanted to eliminate the not to be repeated and we want to have that  hear a motion to except i didn't get any i'm being printed i'm going to make a motion that will fit all but i'm going to make a motion that we send the report forward with our blessings with the exception of the architectural standard we're not in the position to make a decision we're better off making recommendations or edits because if our first thing is ok don't accept the architectural standards we're losing the opportunity to say these are the changes that should be included in the architectural standards because my sense from the select board is that they're going to move forward this regardless of whether or not we give our blessing or sauntered up that it's my understanding and so i would rather have been as much you know have an impact on what moves forward i think that they are more likely to take into account family's i don't know if if you feel like you can make some general comments about how my question feels about certain aspects of it i can start you can like dictate to me and i can start plugging it in like when i we will achieve the density that we hope to achieve in the village of this village and do something like that because i would agree too with phil that if we have if we reach a certain level of requirement it's going to increase the costs to the point where those people who see this as an opportunity may walk away from it and would agree to that but i don't necessarily agree i don't think that we have facts about whether or not it's more expensive just like this or not i think that we have some opinion and had some people say that i don't think that's same as having facts about whether or not something is marxist to build and there is data that shows areas that have this kind of code you know developers are often able to make more money and property values are higher which the property values are going to be higher that often bullied a developer to make an investment make more money so i think there's there i hear what you're saying but i think there is two sides of the story and i don't necessarily who aren't developers but i don't think that i think that all these things should be considered anyway when a building is designed we want well designed and well constructed buildings and these things should be considered does this go too far does it not i don't you know i don't know where the line is i don't really and i don't that i don't i guess personally i don't feel like that's that useful to debate i think we all have a different opinion about where exactly where the line is mean my sense is that in this town we do have a planning office that works really closely with developers to help figure out what the standards are and make make something work of conceptual reasons for for doing this not aside from all the other things based upon the community is for from a development stand developer standpoint is there's more flaherty on what's going to be it's being asked for by the town and what will be approved by the town community so you know not to bring up dollar general but a lot of people objected to it visually in the sign stuff they complained about stuff and there were changes that they got made by leasing the layout to condition to use things but this is you know more upfront and the developer doesn't have to guess and run in and try to figure out what's the risk   so we have some comments up there for us to kind of chew on here there's this thing and i guess rather than going the direction i was going to try to get that then i'm going to focus on the we put that aside and decide whether or not you could have a separate set of and math was not here i mean if you push comes to shove the revised versions are better than the original right but i don't think that's great so i'm just just a take a step back from what we're doing here again with the goal is that we try to we have in front of us is the is to come up with a planning commission report whatever that is to dislike  so in doing so we're trying to come up with something that we're in agreement and you know this isn't like something where we have to begin to make a decision one way or the other we need to have agreement on a statement that we feel is a know the challenges there there's no constituency really there's no big constituency for what this proposes that exists is only for instance there are only constituencies for those people  represent the status quo so ultimately when the select board that's in this people want to take away little pieces that effects you know their self interest so i think if if this document does  i could live with was most everything there i mean i mean they may not represent my opinion on each one but it does give sort of the general flavor of some of the issues from one commission everybody here would agree with this statement would be i think it would be strong to say of almost all members agree that you know just because you guys have worked on this for so many i mean really up to you know i don't think th any other general ideas is this need need to go to them before and promptly yeah yeah no we can't say because of that's right right we're addressing a series of opinions here but i think there needs to be some sort of conclusion right don that is expressed just i think most is accurate for the good of the architectural the members fifty percent fifty percent i only know yeah let me let me do an informal poll how many people agree with that statement right now is written with most and most members of the planning commission feel that if the architectural scanners are not strict in th that i feel like you're losing ground here yeah i think you know here here's the here's the thing this is again keeping in mind that this whole overall process that we're more for free i fear what you're saying and i don't i don't disagree with  it there will be time for the moving forward if this was what was ever this for this to be taken back up into being and i think and i'm sure that will happen if i may since we're on the same page somewhat i think we have got over there simply isn't agreement i take out that last paragraph i'm sorry i should have interrupted underneath most whom  it's a loss in front of i don't know if we need to eliminate that last bullet point and fold it into this exam i think that these are your opinions here and i thought that that was a good recommendation to make this a standalone thing that you you might almost have consensus on