Stow Town Center Study

Noam Goldstein and Jesse Regnier

January 23, 2015

Initial Purpose

•Prepare a comprehensive plan for the future use of the Town Center and Ministers Pond area

Updated Purpose

•Prepare a comprehensive plan for the future use of the 323 Great Road parcel

•Evaluate the five Town proposals

•Make recommendations to improve each proposal

Work Plan•Multiple site visits

•Interviews with Stow departments, commissions, and stakeholders

•Review of Town documents, bylaws, and applicable regulations

•Analysis of Town departments and committee’s proposals for 323 Great Road

• Conservation & Recreation Commissions (2)• Open Space Committee• Conservation Trust• Municipal Affordable Housing Trust

•Town Center Forum/SWOT analysis

Town Center Forum

● Held on October 29, 2014 in the Town Hall

● Community input

● Brainstorming session

Forum Findings• Majority of attendants pro Conservation• Some Housing public as well• Access to the Ministers Pond seen as an important issue

“May be one of last chances for public access to Ministers Pond”

Evaluation Criteria

1. Does it match the master plan?

2. Does it match the zoning?

3. Does it match the Open Space and Recreation Plan?

4. Does it match the Housing Production Plan?

5. Does it match the Pedestrian Walkway Study

6. Does it comply with environmental regulations?

7. Does it protect Stow’s character?

8. How controversial is it?

Master Plan•Updated May 2010, every

five years

•Works off of many topical plans

•Goals:• Balance housing and

demographic diversity while maintaining rural small-town heritage

• Concentrate development

• Preserve open space and agriculture

Zoning•Town Center zoning

•Residential

•Recreation/conservation

•Floodplain Overlay District• No commercially zoned

properties in this area

•Several non-conforming commercial uses

• Gas station• Convenience store

Open Space and Recreation Plan & Environmental Concerns

What does the plan say to protect?

• Agricultural lands

• Active and passive recreation

• Significant surface and groundwater resources

• Scenic vistas

• Historical or cultural resources

Existing Conditions

• Non-native, invasive species

• Private drinking water wells for public uses

• Wetlands & floodplain delineated

Pedestrian Walkway StudyPopular acceptance Percentage

People in favor of investing in Sidewalks 90%

People in favor of continuous sidewalk along rt. 117 86%

People willing to provide an easement 73%Source: PWP study

Estimated costs per feet

Cost for Grand St sidewalks in the commons area $ 60.000,00 $ 62,50

Annual maintenance cost for Grand St in the commons area $ 210,00 Source: PWP study

Housing Production Plan

What does the plan say?

•Housing Choice: • Variety of housing types• Range of prices and access to

ownership and rental opportunities

• Increase affordable housingStow

Housing Units 2,482

Median house value $438,600

Rental units 192

Median rent $1,452

Stow’s Character• Stow has a well preserved rural character as a small New England town • Known for the quality of its golf courses• Apple farming has an important presence both economically and

culturally

• Affordable Housing Units

Stow Conservation & Recreation Commission Proposal 1• Public Water Supply• Ministers Pond Park

Ministers Pond

Option #1 Evaluation: Does it match the...

1. Master Plan?

2. Zoning?

3. Open Space and Recreation Plan?

4. Housing Production Plan?

5. Pedestrian Walkway Study

6. Environmental regulations?

7. Stow’s character?

8. How controversial is it?

1. Yes

2. Yes

3. Yes

4. Yes

5. Yes

6. Yes

7. Yes

8. Not very

Recommendations for Conservation and Recreation Commission’s #1 Option Proposal

● Detail the access via the Union Church parking lot

○ Wayfinding signage, etc.

● Distinguish parking for the housing and park to eliminate possible

conflicts

● Further evaluate the perimeter trail surrounding the housing

● Possibly relocate the housing closer to the western property boundary

and move the trail to the east of the building to eliminate any conflicts

of uses

• Ministers Pond Park with playing field, active recreation, & trails

Stow Conservation & Recreation Commission Proposal 2• Public Water Supply

Ministers Pond

Option #2 Evaluation: Does it match the...

1. Master Plan?

2. Zoning?

3. Open Space and Recreation Plan?

4. Housing Production Plan?

5. Pedestrian Walkway Study

6. Environmental regulations?

7. Stow’s character?

8. How controversial is it?

1. Yes

2. Yes

3. Yes

4. No

5. Yes

6. Yes

7. Yes

8. Not very

Recommendations for Conservation and Recreation Commission’s #2 Option Proposal

● Create one Ministers Park plan

● Detail the access via the Union Church parking lot

○ Wayfinding signage, etc.

● Distinguish parking for the park to eliminate possible conflicts

Stow Open Space Committee Proposal •Overall goal to create an opportunity for an accessible Town owned civic space

Last chance!

Town Center Park

OSC Evaluation: Does it match the...

1. Master Plan?

2. Zoning?

3. Open Space and Recreation Plan?

4. Housing Production Plan?

5. Pedestrian Walkway Study

6. Environmental regulations?

7. Stow’s character?

8. How controversial is it?

1. Yes

2. Yes

3. Yes

4. No

5. Yes

6. Yes

7. Yes

8. Not very

Recommendations for OSC Proposal

● Create one Ministers Park plan

● Detail the access via the Union Church parking lot

○ Wayfinding signage, etc.

● Distinguish parking for the park to eliminate possible

conflicts

Stow Conservation Trust Proposal• Supports the Conservation Commission’s Option #2

for recreational and water supply use only

• Elaborates on the “nature play area”

SCT Evaluation: Does it match the...

1. Master Plan?

2. Zoning?

3. Open Space and Recreation Plan?

4. Housing Production Plan?

5. Pedestrian Walkway Study

6. Environmental regulations?

7. Stow’s character?

8. How controversial is it?

1. Yes

2. Yes

3. Yes

4. No

5. Yes

6. Yes

7. Yes

8. Not very

Recommendations for SCT Proposal

● Create one Ministers Park plan

● Investigate access via the Crescent Street access road

● Evaluate current demands on the narrow road

● Fiscal impact analysis

Stow Municipal Affordable Housing Trust Proposal• 12-16 Affordable Housing Units • Municipal Water Supply• Conservation Space

Affordable Housing Designs

SMAHT Evaluation: Does it match the...

1. Master Plan?

2. Zoning?

3. Open Space and Recreation Plan?

4. Housing Production Plan?

5. Pedestrian Walkway Study

6. Environmental regulations?

7. Stow’s character?

8. How controversial is it?

1. Yes

2. Somewhat

3. Possibly

4. Yes

5. Yes

6. Possibly

7. Yes

8. Possibly

Recommendations for SMAHT Proposal

● Detail various options/number of housing units based on the

availability of subsidies as separate plans

● Delineate possibility of a park with the types of activities and

location of trails and entrances with the housing development

● Fiscal impact analysis

Conclusions

● Ministers Pond & 323 Great Road have great potential.

● The Town is in an exciting position.

● The people of Stow are excited about planning.

● The proposals can be improved for the Selectboard.