1 00:00:06,799 --> 00:00:07,919 Looks like she's 2 00:00:07,919 --> 00:00:10,160 Yes. Margaret Costello, planning board 3 00:00:10,160 --> 00:00:11,759 member. Sorry. 4 00:00:11,759 --> 00:00:15,759 That's okay. Nancy Arsenal, planning board member. 5 00:00:15,759 --> 00:00:17,600 I'm sorry, my camera's not working, but 6 00:00:17,600 --> 00:00:19,279 I'm working on it. 7 00:00:19,279 --> 00:00:20,640 All right, Deb. 8 00:00:20,640 --> 00:00:22,880 Uh, Debbie Woods, voting associate, 9 00:00:22,880 --> 00:00:24,000 planning board. 10 00:00:24,000 --> 00:00:27,910 All right, Michael. 11 00:00:27,920 --> 00:00:30,320 Slegel, land use planner, 12 00:00:30,320 --> 00:00:34,239 and Valerie Ortiz, planning director. 13 00:00:34,239 --> 00:00:36,480 All right. And I am Lori Clark, current 14 00:00:36,480 --> 00:00:38,480 chair of the planning board. 15 00:00:38,480 --> 00:00:41,520 Um, so do you want do you want me to 16 00:00:41,520 --> 00:00:44,079 wave the reading of the public hearing? 17 00:00:44,079 --> 00:00:44,800 Exactly. 18 00:00:44,800 --> 00:00:45,920 Okay. 19 00:00:45,920 --> 00:00:48,559 I move that we wave the reading of the 20 00:00:48,559 --> 00:00:53,270 public hearing notice. 21 00:00:53,280 --> 00:00:54,960 Second. 22 00:00:54,960 --> 00:00:57,039 All right. Any discussion about waving 23 00:00:57,039 --> 00:00:58,480 the reading of the public hearing 24 00:00:58,480 --> 00:01:02,069 notice? 25 00:01:02,079 --> 00:01:05,519 If not, I'll take a roll call vote on 26 00:01:05,519 --> 00:01:07,439 waving of the public reading of the 27 00:01:07,439 --> 00:01:10,640 public hearing notice. So, 28 00:01:10,640 --> 00:01:11,760 Meg 29 00:01:11,760 --> 00:01:12,960 I. 30 00:01:12,960 --> 00:01:13,840 Nancy, 31 00:01:13,840 --> 00:01:14,880 I 32 00:01:14,880 --> 00:01:16,080 John 33 00:01:16,080 --> 00:01:17,119 I 34 00:01:17,119 --> 00:01:18,000 Karen 35 00:01:18,000 --> 00:01:19,040 I 36 00:01:19,040 --> 00:01:23,200 and I Okay. Now, a little bit about 37 00:01:23,200 --> 00:01:25,600 procedure for the hearing and then, uh, 38 00:01:25,600 --> 00:01:29,680 we will jump in. Um, so we're going to 39 00:01:29,680 --> 00:01:31,840 have the planning staff. Oh, and I'm 40 00:01:31,840 --> 00:01:33,680 sorry. There you are, Allison. Do you 41 00:01:33,680 --> 00:01:36,640 want to introduce yourself? 42 00:01:36,640 --> 00:01:41,510 Oh, hold on. 43 00:01:41,520 --> 00:01:43,360 Hello. 44 00:01:43,360 --> 00:01:45,360 One of the newer members. I'm a non- 45 00:01:45,360 --> 00:01:46,880 voting 46 00:01:46,880 --> 00:01:49,119 planning board member. 47 00:01:49,119 --> 00:01:52,479 All right. Thank you. Okay. So, uh the 48 00:01:52,479 --> 00:01:54,399 planning board staff will first give an 49 00:01:54,399 --> 00:01:59,040 overview of the proposed zoning um 50 00:01:59,040 --> 00:02:02,640 changes. Um and then at that point, I'm 51 00:02:02,640 --> 00:02:04,479 going to open it up to the public for 52 00:02:04,479 --> 00:02:06,560 comment and question. When I do that, I 53 00:02:06,560 --> 00:02:09,440 would ask everyone to raise their hand 54 00:02:09,440 --> 00:02:14,319 either ver uh virtually or using uh Zoom 55 00:02:14,319 --> 00:02:18,400 or just on camera like this. Um, and if 56 00:02:18,400 --> 00:02:23,040 you are not on camera, um, and you don't 57 00:02:23,040 --> 00:02:25,360 can't figure out the Zoom, uh, raise 58 00:02:25,360 --> 00:02:27,840 your hand, you can call out as well. 59 00:02:27,840 --> 00:02:29,680 But, um, at which point I would ask 60 00:02:29,680 --> 00:02:32,640 everyone to wait until you're recognized 61 00:02:32,640 --> 00:02:35,040 because of the way that, um, Zoom is 62 00:02:35,040 --> 00:02:38,160 working for this public meeting. Um, 63 00:02:38,160 --> 00:02:41,760 we'll have to unmute you. Um, and then 64 00:02:41,760 --> 00:02:44,720 once we do that, you will have one to 65 00:02:44,720 --> 00:02:46,800 two minutes to ask questions or make 66 00:02:46,800 --> 00:02:48,959 comments. I would ask that you address 67 00:02:48,959 --> 00:02:51,519 all of your comments and questions to 68 00:02:51,519 --> 00:02:53,760 the board overall and not to an 69 00:02:53,760 --> 00:02:56,720 individual person. Um, and then when you 70 00:02:56,720 --> 00:02:58,400 are called upon, please state your name 71 00:02:58,400 --> 00:03:02,560 and address to start. Um, let's see. And 72 00:03:02,560 --> 00:03:07,519 then, uh, I I do I I will revisit the 73 00:03:07,519 --> 00:03:10,879 timing um, at the hour mark. So after an 74 00:03:10,879 --> 00:03:13,200 hour, we can revisit with the planning 75 00:03:13,200 --> 00:03:17,519 board to see if um we want to continue 76 00:03:17,519 --> 00:03:22,319 or um I'm sorry, keep the hearing going 77 00:03:22,319 --> 00:03:25,440 or continue it um to another night. And 78 00:03:25,440 --> 00:03:28,000 it really depends how far we are along 79 00:03:28,000 --> 00:03:30,319 and and how much more it seems that 80 00:03:30,319 --> 00:03:34,720 there is um at that point. Um, other 81 00:03:34,720 --> 00:03:37,040 than that, I'd say we are recording this 82 00:03:37,040 --> 00:03:40,080 meeting, but if you um are recording it 83 00:03:40,080 --> 00:03:41,840 on your own, I'd ask that you not do 84 00:03:41,840 --> 00:03:44,080 that in secret and you please state up 85 00:03:44,080 --> 00:03:47,120 front that you are doing so. Um, with 86 00:03:47,120 --> 00:03:50,319 that, are there any questions on process 87 00:03:50,319 --> 00:03:54,630 before we dive in? 88 00:03:54,640 --> 00:03:56,080 All right, I'm going to hand it over to 89 00:03:56,080 --> 00:03:59,910 Valerie. 90 00:03:59,920 --> 00:04:02,000 All right. Um, just one moment while I 91 00:04:02,000 --> 00:04:19,590 share my screen. 92 00:04:19,600 --> 00:04:21,680 All right. Uh, well, good evening 93 00:04:21,680 --> 00:04:23,520 everyone. Um, thank you all for coming 94 00:04:23,520 --> 00:04:25,520 out tonight. We're here to present the 95 00:04:25,520 --> 00:04:28,160 planning board's proposed zoning bylaw 96 00:04:28,160 --> 00:04:30,400 to allow multif family housing in 97 00:04:30,400 --> 00:04:32,240 compliance with the state's MBTA 98 00:04:32,240 --> 00:04:34,639 communities act. So, this is a required 99 00:04:34,639 --> 00:04:36,639 step ahead of the town meeting scheduled 100 00:04:36,639 --> 00:04:40,160 for October 27th. 101 00:04:40,160 --> 00:04:43,680 Um the purpose of this bylaw um is to 102 00:04:43,680 --> 00:04:45,600 meet the minimum requirements in order 103 00:04:45,600 --> 00:04:47,840 to comply with the state's MBTA 104 00:04:47,840 --> 00:04:50,240 Communities Act while maximizing local 105 00:04:50,240 --> 00:04:52,000 benefits. So, we'll walk through this 106 00:04:52,000 --> 00:04:54,880 more in detail tonight, but briefly, 107 00:04:54,880 --> 00:04:57,040 this is intended to provide additional 108 00:04:57,040 --> 00:04:59,280 housing options such as duplexes, 109 00:04:59,280 --> 00:05:02,240 triplexes, and town homes. To protect 110 00:05:02,240 --> 00:05:04,240 open space in Stow by locating the 111 00:05:04,240 --> 00:05:06,560 district over residential land, to 112 00:05:06,560 --> 00:05:08,800 capture economic development benefits by 113 00:05:08,800 --> 00:05:10,639 locating the district by lower village, 114 00:05:10,639 --> 00:05:13,280 which is our primary business district, 115 00:05:13,280 --> 00:05:15,520 and to avoid legal fees and penalties, 116 00:05:15,520 --> 00:05:17,360 as the state has confirmed that our 117 00:05:17,360 --> 00:05:19,759 proposal meets their requirements. So, 118 00:05:19,759 --> 00:05:21,360 I'll pass this off to Michael to 119 00:05:21,360 --> 00:05:23,039 describe the basic requirements for 120 00:05:23,039 --> 00:05:25,759 Stow. 121 00:05:25,759 --> 00:05:28,560 Great. Thank you, Valerie. Uh, so many 122 00:05:28,560 --> 00:05:30,560 towns and cities across Massachusetts 123 00:05:30,560 --> 00:05:32,960 are considered to be MBTA communities. 124 00:05:32,960 --> 00:05:36,000 Stow is being one of them. And all of 125 00:05:36,000 --> 00:05:38,160 these towns and cities have to do a few 126 00:05:38,160 --> 00:05:40,560 basic things. So, all of these towns and 127 00:05:40,560 --> 00:05:42,880 cities must adopt a multifamily housing 128 00:05:42,880 --> 00:05:45,440 zoning district that allows up to 15 129 00:05:45,440 --> 00:05:47,759 units per acre. 130 00:05:47,759 --> 00:05:50,000 um this district is going to be as of 131 00:05:50,000 --> 00:05:51,520 right. So there's no special permit 132 00:05:51,520 --> 00:05:55,199 process and the towns cannot um create 133 00:05:55,199 --> 00:05:58,080 any age restrictions and or any other 134 00:05:58,080 --> 00:06:01,120 restrictions that prohibit occupancy. 135 00:06:01,120 --> 00:06:03,600 Uh the district size is dependent on the 136 00:06:03,600 --> 00:06:06,000 different types of towns that there are. 137 00:06:06,000 --> 00:06:08,240 Stow being a small town has a small 138 00:06:08,240 --> 00:06:11,039 requirement compared to others. 139 00:06:11,039 --> 00:06:13,360 This is a zoning change and it does not 140 00:06:13,360 --> 00:06:16,639 require any construction of housing. So, 141 00:06:16,639 --> 00:06:18,479 similar to all other types of zoning, 142 00:06:18,479 --> 00:06:21,039 there's no building mandate required by 143 00:06:21,039 --> 00:06:22,880 this. 144 00:06:22,880 --> 00:06:24,639 Um, we've also heard that there's a 145 00:06:24,639 --> 00:06:26,160 little confusion about what is changing 146 00:06:26,160 --> 00:06:28,400 and this is only the zoning and there 147 00:06:28,400 --> 00:06:30,639 are some uh permitting that will still 148 00:06:30,639 --> 00:06:33,039 remain in place. So, all of our wetland 149 00:06:33,039 --> 00:06:35,600 protection zoning, the wetland 150 00:06:35,600 --> 00:06:37,039 protection act, well, septic 151 00:06:37,039 --> 00:06:39,520 regulations, building and fire code, all 152 00:06:39,520 --> 00:06:41,840 of that is remaining the same. The only 153 00:06:41,840 --> 00:06:43,759 thing that we're proposing is the 154 00:06:43,759 --> 00:06:45,120 changing of the different types of 155 00:06:45,120 --> 00:06:49,199 housing that could be built in Stow. 156 00:06:49,199 --> 00:06:52,000 On the next slide, 157 00:06:52,000 --> 00:06:54,639 um we've learned that compliance with 158 00:06:54,639 --> 00:06:57,360 this state law is required. It is 159 00:06:57,360 --> 00:06:59,680 mandatory. And this was tested out by 160 00:06:59,680 --> 00:07:01,120 the town of Milton who did not 161 00:07:01,120 --> 00:07:03,599 originally comply. Uh this went to the 162 00:07:03,599 --> 00:07:05,680 state supreme court and they determined 163 00:07:05,680 --> 00:07:08,000 that this law is constitutional and 164 00:07:08,000 --> 00:07:09,520 enforceable. 165 00:07:09,520 --> 00:07:12,319 Um, so the town has been working to 166 00:07:12,319 --> 00:07:16,160 address this change in our zoning that's 167 00:07:16,160 --> 00:07:18,960 required. If we don't do anything, you 168 00:07:18,960 --> 00:07:20,560 know, the town does risk some 169 00:07:20,560 --> 00:07:22,240 consequences 170 00:07:22,240 --> 00:07:24,240 um such as civil enforcement from the 171 00:07:24,240 --> 00:07:26,160 attorney general and there are more 172 00:07:26,160 --> 00:07:28,720 consequences being uh discussed on 173 00:07:28,720 --> 00:07:31,759 Beacon Hill at the moment. Um, one of 174 00:07:31,759 --> 00:07:33,680 the consequences that we are aware of is 175 00:07:33,680 --> 00:07:35,680 the loss of grant funding um, 176 00:07:35,680 --> 00:07:38,000 eligibility and we've highlighted some 177 00:07:38,000 --> 00:07:39,599 of the big grants that the town has 178 00:07:39,599 --> 00:07:42,800 received in the past few years. Um, and 179 00:07:42,800 --> 00:07:44,319 projects like this wouldn't be possible 180 00:07:44,319 --> 00:07:45,919 if the town is not compliant with the 181 00:07:45,919 --> 00:07:49,520 MBTA communities act. 182 00:07:49,520 --> 00:07:51,919 So, taking this all into consideration, 183 00:07:51,919 --> 00:07:53,440 uh, the planning board took a step back 184 00:07:53,440 --> 00:07:55,599 and looked at Stow's goals, which is on 185 00:07:55,599 --> 00:07:58,160 the next slide. 186 00:07:58,160 --> 00:08:00,080 Um, and we've seen throughout different 187 00:08:00,080 --> 00:08:02,240 planning processes that there's been 188 00:08:02,240 --> 00:08:04,240 calls for different types of housing in 189 00:08:04,240 --> 00:08:07,759 Stow, diversifying what we allow, um, 190 00:08:07,759 --> 00:08:09,280 encouraging development in certain 191 00:08:09,280 --> 00:08:11,759 areas. So, we've seen a kind of a call 192 00:08:11,759 --> 00:08:14,960 for multif family housing since 2010, 193 00:08:14,960 --> 00:08:16,479 maybe even earlier. We didn't go that 194 00:08:16,479 --> 00:08:19,440 far back. Um, so we're trying to take 195 00:08:19,440 --> 00:08:20,800 all of these principles from these 196 00:08:20,800 --> 00:08:23,440 different plans to propose a compliance 197 00:08:23,440 --> 00:08:25,440 solution to not only meet the state's 198 00:08:25,440 --> 00:08:30,080 goals, but to meet our own local goals. 199 00:08:30,080 --> 00:08:32,719 On the next slide, um, we'll talk a 200 00:08:32,719 --> 00:08:34,560 little bit about the planning board's 201 00:08:34,560 --> 00:08:37,440 approach. As Valerie mentioned earlier, 202 00:08:37,440 --> 00:08:38,800 we're looking to meet the minimum 203 00:08:38,800 --> 00:08:40,959 requirements of the MBTA Communities 204 00:08:40,959 --> 00:08:42,399 Act. 205 00:08:42,399 --> 00:08:44,159 She mentioned some of the things like 206 00:08:44,159 --> 00:08:46,399 supporting businesses, locating housing, 207 00:08:46,399 --> 00:08:50,480 near services and amenities, putting um 208 00:08:50,480 --> 00:08:53,040 we also want to make sure that we don't 209 00:08:53,040 --> 00:08:54,720 disproportionately affect roads. So, 210 00:08:54,720 --> 00:08:57,200 putting multif family housing if it does 211 00:08:57,200 --> 00:09:00,560 get built near highcapacity roads while 212 00:09:00,560 --> 00:09:03,120 maintaining open space and protecting 213 00:09:03,120 --> 00:09:05,120 some of that those rural characteristics 214 00:09:05,120 --> 00:09:07,120 of Stow. 215 00:09:07,120 --> 00:09:08,640 Uh the planning board also wants to 216 00:09:08,640 --> 00:09:11,120 encourage incremental growth so we don't 217 00:09:11,120 --> 00:09:14,000 see um hundreds of units pop up all at 218 00:09:14,000 --> 00:09:16,080 once. We see a few here and there 219 00:09:16,080 --> 00:09:18,160 throughout the years as the bylaw gets 220 00:09:18,160 --> 00:09:21,360 implemented if it does. Um and we just 221 00:09:21,360 --> 00:09:23,360 want to mention that the planning board 222 00:09:23,360 --> 00:09:25,920 is considering different um housing 223 00:09:25,920 --> 00:09:28,080 things in the future. So this is one 224 00:09:28,080 --> 00:09:30,480 step that the town could take to address 225 00:09:30,480 --> 00:09:32,320 some of our local housing needs, but 226 00:09:32,320 --> 00:09:33,760 it's not going to be the only one that 227 00:09:33,760 --> 00:09:38,160 the town will pursue in the future. 228 00:09:38,160 --> 00:09:40,240 On the next slide, we have just some of 229 00:09:40,240 --> 00:09:41,920 the community engagement work that we've 230 00:09:41,920 --> 00:09:44,160 done so far. Um, and some of this has 231 00:09:44,160 --> 00:09:46,640 originated all the way back in 20121 232 00:09:46,640 --> 00:09:51,600 when this law became a law. Um, so this 233 00:09:51,600 --> 00:09:53,360 represents many of the big events that 234 00:09:53,360 --> 00:09:55,839 we've had throughout the past few months 235 00:09:55,839 --> 00:09:58,000 recently. And on top of that, the board 236 00:09:58,000 --> 00:09:59,920 has met with different people, attended 237 00:09:59,920 --> 00:10:01,120 different meetings of boards and 238 00:10:01,120 --> 00:10:04,240 committees um to try to spread awareness 239 00:10:04,240 --> 00:10:06,880 of what this is, gather new ideas and 240 00:10:06,880 --> 00:10:08,560 support. 241 00:10:08,560 --> 00:10:10,720 So I am going to pass it off to Valerie 242 00:10:10,720 --> 00:10:12,640 who will talk a little bit more about 243 00:10:12,640 --> 00:10:14,240 the specifics of what the planning board 244 00:10:14,240 --> 00:10:17,279 is proposing. 245 00:10:17,279 --> 00:10:20,880 Great. Um so we know that we have to 246 00:10:20,880 --> 00:10:23,200 choose a location for the zoning 247 00:10:23,200 --> 00:10:26,240 district. Um so we've done a lengthy 248 00:10:26,240 --> 00:10:28,399 search really looking to do this in the 249 00:10:28,399 --> 00:10:31,519 most beneficial way possible. Um so we 250 00:10:31,519 --> 00:10:34,640 started with a map of the whole town. Um 251 00:10:34,640 --> 00:10:37,200 and on this map on the left um it's the 252 00:10:37,200 --> 00:10:39,600 land in white that can be counted toward 253 00:10:39,600 --> 00:10:42,320 our compliance. Um in green is the land 254 00:10:42,320 --> 00:10:44,480 that we are unable to consider which is 255 00:10:44,480 --> 00:10:46,480 information coming from the state and 256 00:10:46,480 --> 00:10:48,000 there are other um types of 257 00:10:48,000 --> 00:10:50,320 considerations as well in blue and in 258 00:10:50,320 --> 00:10:53,279 gray. Um, so we know we have to have 259 00:10:53,279 --> 00:10:56,480 either one area of at least 10 acres or 260 00:10:56,480 --> 00:10:59,920 two areas of at least five acres. So 261 00:10:59,920 --> 00:11:02,480 over the last year, we've um sought 262 00:11:02,480 --> 00:11:04,480 feedback from residents, members of 263 00:11:04,480 --> 00:11:06,480 boards, and committees and reviewed 264 00:11:06,480 --> 00:11:08,800 other town plans to look at what areas 265 00:11:08,800 --> 00:11:11,440 of town are preferred to conserve and 266 00:11:11,440 --> 00:11:13,279 what areas are preferred for housing 267 00:11:13,279 --> 00:11:16,480 development. So we've incorporated state 268 00:11:16,480 --> 00:11:19,519 defined excluded land and sensitive land 269 00:11:19,519 --> 00:11:21,200 and the planning board has created 270 00:11:21,200 --> 00:11:23,440 location considerations based on 271 00:11:23,440 --> 00:11:25,519 feedback and existing plans such as what 272 00:11:25,519 --> 00:11:27,360 Michael was referring to earlier. So 273 00:11:27,360 --> 00:11:29,120 we're really seeking the balance between 274 00:11:29,120 --> 00:11:30,720 the state's requirements and then 275 00:11:30,720 --> 00:11:33,760 maximizing benefits to Stow. So again we 276 00:11:33,760 --> 00:11:36,000 were looking at this full map of Stow 277 00:11:36,000 --> 00:11:39,279 and from um our review and our analysis 278 00:11:39,279 --> 00:11:41,279 we dug a little deeper into several 279 00:11:41,279 --> 00:11:43,839 different locations in Stow. So circled 280 00:11:43,839 --> 00:11:46,160 here in red are those areas that we 281 00:11:46,160 --> 00:11:48,720 investigated further. So these areas 282 00:11:48,720 --> 00:11:50,720 come from your suggestions from 283 00:11:50,720 --> 00:11:52,959 reviewing town priorities and from the 284 00:11:52,959 --> 00:11:55,360 mapping analyses. So you'll notice that 285 00:11:55,360 --> 00:11:58,000 some of these areas um do include land 286 00:11:58,000 --> 00:12:00,000 that's in the green or blue. These are 287 00:12:00,000 --> 00:12:01,839 simply areas that just kept coming up 288 00:12:01,839 --> 00:12:03,519 through your feedback. And so we wanted 289 00:12:03,519 --> 00:12:05,519 to take the time to look into them a 290 00:12:05,519 --> 00:12:08,079 little further. And I wanted to note too 291 00:12:08,079 --> 00:12:09,600 that the planning board has created 292 00:12:09,600 --> 00:12:11,680 documents that analyze each of these 293 00:12:11,680 --> 00:12:13,839 areas. So we have one document that we 294 00:12:13,839 --> 00:12:15,600 can share that indicates rationale 295 00:12:15,600 --> 00:12:17,519 against using about 20 different 296 00:12:17,519 --> 00:12:20,000 locations and a separate document to 297 00:12:20,000 --> 00:12:22,000 indicate the rationale for the proposed 298 00:12:22,000 --> 00:12:25,120 location of East Lower Village. Um so 299 00:12:25,120 --> 00:12:27,920 the output again is the location to the 300 00:12:27,920 --> 00:12:33,509 east of the lower village. 301 00:12:33,519 --> 00:12:35,519 So here, just to get you oriented a 302 00:12:35,519 --> 00:12:38,160 little bit, um, in red are the parcels 303 00:12:38,160 --> 00:12:40,880 that are within the proposed location. 304 00:12:40,880 --> 00:12:42,399 To the left is the lower village 305 00:12:42,399 --> 00:12:44,880 cemetery. Even further left off screen 306 00:12:44,880 --> 00:12:47,279 is the Shaw's Plaza and the the lower 307 00:12:47,279 --> 00:12:49,839 village. To the east or to the right of 308 00:12:49,839 --> 00:12:51,839 the map is the line with the town of 309 00:12:51,839 --> 00:12:55,440 Maynard toward Ericson's. Um this whole 310 00:12:55,440 --> 00:12:58,240 area is about 14 acres of land though 311 00:12:58,240 --> 00:13:02,399 that includes um uh wetlands and 312 00:13:02,399 --> 00:13:04,480 roadways. So once those are subtracted 313 00:13:04,480 --> 00:13:07,440 out, this is just over 12 acres of 314 00:13:07,440 --> 00:13:10,320 compliant land. Um, so this includes 315 00:13:10,320 --> 00:13:12,560 about seven parcels, three of which are 316 00:13:12,560 --> 00:13:14,959 only partly within the district and it's 317 00:13:14,959 --> 00:13:17,440 all residentially zoned land and all of 318 00:13:17,440 --> 00:13:20,000 it is within a half a mile of lower 319 00:13:20,000 --> 00:13:22,000 village which is generally considered to 320 00:13:22,000 --> 00:13:24,959 be a walkable distance. So, we've tested 321 00:13:24,959 --> 00:13:26,959 this location with the community and 322 00:13:26,959 --> 00:13:28,800 this was rated number one in a community 323 00:13:28,800 --> 00:13:31,839 survey. Um, a forum that we held in 324 00:13:31,839 --> 00:13:34,240 February and a survey that we provided 325 00:13:34,240 --> 00:13:36,560 to town boards and committees that are 326 00:13:36,560 --> 00:13:39,600 versed in land use. Um, we feel the 327 00:13:39,600 --> 00:13:41,680 proximity to lower village encourages 328 00:13:41,680 --> 00:13:45,440 economic growth. Uh, it provides access 329 00:13:45,440 --> 00:13:47,839 via great road to minimize traffic 330 00:13:47,839 --> 00:13:50,639 concerns. It encourages the smaller 331 00:13:50,639 --> 00:13:53,120 incremental growth versus a larger 332 00:13:53,120 --> 00:13:56,000 development coming in all at once. We 333 00:13:56,000 --> 00:13:57,760 know that it has proximity to 334 00:13:57,760 --> 00:13:59,760 recreation, pedestrian, and cyclist 335 00:13:59,760 --> 00:14:01,600 facilities. It's near town forest near 336 00:14:01,600 --> 00:14:04,480 the Asphet River Rail Trail. And it also 337 00:14:04,480 --> 00:14:07,120 avoids parcels with farms, um, historic 338 00:14:07,120 --> 00:14:09,360 and rural views and non-residential 339 00:14:09,360 --> 00:14:11,600 districts. And then further, we have 340 00:14:11,600 --> 00:14:13,440 confirmed that this location will meet 341 00:14:13,440 --> 00:14:17,670 the state's requirements. 342 00:14:17,680 --> 00:14:19,839 So what would the zoning article or how 343 00:14:19,839 --> 00:14:21,680 would the zoning article shape future 344 00:14:21,680 --> 00:14:24,240 development? So thinking about what can 345 00:14:24,240 --> 00:14:26,560 be controlled via local choice and what 346 00:14:26,560 --> 00:14:32,160 cannot be controlled. Um so items that we've received your input on are 347 00:14:32,160 --> 00:14:33,920 under the local choice. So we're 348 00:14:33,920 --> 00:14:36,000 allowing certain housing types through 349 00:14:36,000 --> 00:14:39,360 this bylaw which includes only duplexes, 350 00:14:39,360 --> 00:14:42,000 triplexes, and town homes up to five 351 00:14:42,000 --> 00:14:44,639 units in one structure. So this does not 352 00:14:44,639 --> 00:14:49,279 allow any type of apartment complex. Um 353 00:14:49,279 --> 00:14:52,079 we've also aligned some other 354 00:14:52,079 --> 00:14:54,639 dimensional requirements um to the 355 00:14:54,639 --> 00:14:56,720 typical residential district. So the 356 00:14:56,720 --> 00:14:58,639 building height is the same as it is in 357 00:14:58,639 --> 00:15:01,279 other areas of town limited to 35 ft. 358 00:15:01,279 --> 00:15:03,680 The setbacks, the distance between your 359 00:15:03,680 --> 00:15:05,839 home and your property line are all the 360 00:15:05,839 --> 00:15:08,639 same um as with the current residential 361 00:15:08,639 --> 00:15:10,800 district. And then we we've actually 362 00:15:10,800 --> 00:15:12,880 increased the open space component um 363 00:15:12,880 --> 00:15:14,720 from the typical because we know that's 364 00:15:14,720 --> 00:15:17,120 important to the community. What can't 365 00:15:17,120 --> 00:15:19,199 be controlled is whether or not multif 366 00:15:19,199 --> 00:15:21,279 family housing is built. That's up to 367 00:15:21,279 --> 00:15:24,480 the property owners. Um the town will 368 00:15:24,480 --> 00:15:26,399 not be selecting developers or having 369 00:15:26,399 --> 00:15:29,600 any hand in constructing homes. So the 370 00:15:29,600 --> 00:15:31,600 town is not taking property. We're 371 00:15:31,600 --> 00:15:33,920 simply adding flexibility to the land 372 00:15:33,920 --> 00:15:36,880 owners. We also can't control the size 373 00:15:36,880 --> 00:15:38,959 of the district other than increasing 374 00:15:38,959 --> 00:15:41,120 it. Um we do have that minimum 375 00:15:41,120 --> 00:15:43,360 requirement. And then we also need to 376 00:15:43,360 --> 00:15:45,920 allow the zoning up to 15 housing units 377 00:15:45,920 --> 00:15:48,160 per acre. Even though we understand that 378 00:15:48,160 --> 00:15:50,079 with current um well and septic 379 00:15:50,079 --> 00:15:52,399 regulations, we'll likely see a density 380 00:15:52,399 --> 00:15:55,199 lower than this. And again, as um as 381 00:15:55,199 --> 00:15:57,680 Michael said, um housing developed is 382 00:15:57,680 --> 00:15:59,360 subject to other types of restrictions 383 00:15:59,360 --> 00:16:01,600 and requirements such as the wetlands 384 00:16:01,600 --> 00:16:04,000 protection act, well and septic rags, 385 00:16:04,000 --> 00:16:08,150 and the building and fire codes. 386 00:16:08,160 --> 00:16:09,680 So, what does it mean for the property 387 00:16:09,680 --> 00:16:11,360 owners within the proposed district? 388 00:16:11,360 --> 00:16:13,440 Well, again, the zoning does not require 389 00:16:13,440 --> 00:16:16,480 any housing to be built. This is simply 390 00:16:16,480 --> 00:16:18,480 um an exercise in having zoning in 391 00:16:18,480 --> 00:16:20,800 place. So the property owners within the 392 00:16:20,800 --> 00:16:22,639 district don't need to make any changes 393 00:16:22,639 --> 00:16:25,040 to their property. So this just adds 394 00:16:25,040 --> 00:16:27,360 additional options if they desire to 395 00:16:27,360 --> 00:16:30,160 take action on them. So future housing 396 00:16:30,160 --> 00:16:32,639 is not needed to be constructed at that 397 00:16:32,639 --> 00:16:35,519 maximum density at the 15 units an acre. 398 00:16:35,519 --> 00:16:37,759 It could be lower than that. It's really 399 00:16:37,759 --> 00:16:39,600 the owner's choice and what might be 400 00:16:39,600 --> 00:16:42,240 possible on the land. And again, housing 401 00:16:42,240 --> 00:16:44,560 density is also restricted by um by 402 00:16:44,560 --> 00:16:46,240 other constraints such as the well and 403 00:16:46,240 --> 00:16:50,389 septic requirements. 404 00:16:50,399 --> 00:16:53,199 So, we did um you know, we wanted to 405 00:16:53,199 --> 00:16:54,880 highlight that what has changed about 406 00:16:54,880 --> 00:16:56,880 the bylaw and the location since the 407 00:16:56,880 --> 00:16:58,800 spring when we began to meet with the 408 00:16:58,800 --> 00:17:02,320 neighborhood. Um so, we did um shift 409 00:17:02,320 --> 00:17:04,319 around the location a little bit and we 410 00:17:04,319 --> 00:17:07,199 did work on um the bylaw to make sure 411 00:17:07,199 --> 00:17:10,079 that we are um producing the type of 412 00:17:10,079 --> 00:17:12,640 housing if it is constructed that um 413 00:17:12,640 --> 00:17:13,919 that the residents may be more 414 00:17:13,919 --> 00:17:15,760 supportive of. So, we continued to look 415 00:17:15,760 --> 00:17:18,880 at alternative locations as they came up 416 00:17:18,880 --> 00:17:21,280 throughout this process. Um, we shrank 417 00:17:21,280 --> 00:17:23,039 the district a bit. It used to include 418 00:17:23,039 --> 00:17:26,240 four additional parcels. Um, we modified 419 00:17:26,240 --> 00:17:28,720 the bylaw to allow residents to add 420 00:17:28,720 --> 00:17:30,960 multif family structures without making 421 00:17:30,960 --> 00:17:34,160 any changes to their existing home. We 422 00:17:34,160 --> 00:17:36,880 modified the bylaw to align the setbacks 423 00:17:36,880 --> 00:17:38,400 um to make sure that all the setbacks 424 00:17:38,400 --> 00:17:40,400 the same as the typical residential 425 00:17:40,400 --> 00:17:43,120 zoning. We incentivized landscaped 426 00:17:43,120 --> 00:17:45,679 buffers um and maintaining existing 427 00:17:45,679 --> 00:17:47,280 landscaping to the extent that we're 428 00:17:47,280 --> 00:17:49,919 able to. The state has dictated much of 429 00:17:49,919 --> 00:17:52,000 what we're allowed to do. Um so we've 430 00:17:52,000 --> 00:17:55,039 attempted to push this item as far as we 431 00:17:55,039 --> 00:17:57,039 feel we can knowing how important it is 432 00:17:57,039 --> 00:18:00,160 to stow. Um and then finally to allow 433 00:18:00,160 --> 00:18:02,400 the board to wave some elements of the 434 00:18:02,400 --> 00:18:04,720 bylaw if the development mitigates 435 00:18:04,720 --> 00:18:09,510 neighborhood concerns. 436 00:18:09,520 --> 00:18:12,240 So just in summary um to review the 437 00:18:12,240 --> 00:18:14,960 benefits of this proposal, you know, um 438 00:18:14,960 --> 00:18:17,280 we understand that no matter where the 439 00:18:17,280 --> 00:18:19,679 district is located, there are going to 440 00:18:19,679 --> 00:18:22,160 be concerns from existing residents and 441 00:18:22,160 --> 00:18:24,720 abutters. Um but we are mandated to 442 00:18:24,720 --> 00:18:26,480 create the district and we've tried to 443 00:18:26,480 --> 00:18:28,799 do this in a way that provides potential 444 00:18:28,799 --> 00:18:32,240 future benefits to the town. Um so this 445 00:18:32,240 --> 00:18:35,120 enables incremental growth. Um, we're 446 00:18:35,120 --> 00:18:37,039 locating the district near our retail 447 00:18:37,039 --> 00:18:39,039 center to offer that future support to 448 00:18:39,039 --> 00:18:41,679 economic development. Encouraging a 449 00:18:41,679 --> 00:18:44,720 walkable village. Um, locating the 450 00:18:44,720 --> 00:18:47,120 district near Lower Village to focus 451 00:18:47,120 --> 00:18:49,600 development in an existing population 452 00:18:49,600 --> 00:18:51,440 cluster, an existing neighborhood to 453 00:18:51,440 --> 00:18:55,200 avoid future sprawl and also to maintain 454 00:18:55,200 --> 00:18:57,200 our small amount of available commercial 455 00:18:57,200 --> 00:18:59,200 land to retain the existing tax 456 00:18:59,200 --> 00:19:02,880 diversity. So less than 5% of land in 457 00:19:02,880 --> 00:19:05,679 Stow is available commercial land. So 458 00:19:05,679 --> 00:19:07,440 that's land that is zoned for business 459 00:19:07,440 --> 00:19:10,000 use but does not already have housing on 460 00:19:10,000 --> 00:19:14,160 it. We're also um looking at minimizing 461 00:19:14,160 --> 00:19:16,160 the loss of open space and rural 462 00:19:16,160 --> 00:19:18,559 character which residents time and again 463 00:19:18,559 --> 00:19:20,640 tell us they value the most about living 464 00:19:20,640 --> 00:19:23,440 in Stow and also keeping this focused 465 00:19:23,440 --> 00:19:26,160 along Great Road Route 117 to minimize 466 00:19:26,160 --> 00:19:28,559 future traffic impacts. Um, Great Road 467 00:19:28,559 --> 00:19:31,280 is a principal arterial that's um, 468 00:19:31,280 --> 00:19:33,200 designed and intended to serve through 469 00:19:33,200 --> 00:19:36,160 traffic. And then lastly, um, this 470 00:19:36,160 --> 00:19:38,240 proposal meets the town's requirements 471 00:19:38,240 --> 00:19:40,400 for the state law. So, we would avoid 472 00:19:40,400 --> 00:19:43,919 legal fees and penalties. 473 00:19:43,919 --> 00:19:48,789 All right. Thank you. 474 00:19:48,799 --> 00:19:52,160 All right. Thanks, Valerie. Um, from 475 00:19:52,160 --> 00:19:54,480 here, I'm going to open it up for public 476 00:19:54,480 --> 00:19:56,400 comment and question. So, just a 477 00:19:56,400 --> 00:19:58,000 reminder again, if you could raise your 478 00:19:58,000 --> 00:20:01,200 hand, I'll call upon you. Uh, we will 479 00:20:01,200 --> 00:20:03,360 unmute you if you could then state your 480 00:20:03,360 --> 00:20:05,679 name and address and you'll have one to 481 00:20:05,679 --> 00:20:07,600 two minutes to ask questions or make 482 00:20:07,600 --> 00:20:09,600 comments. Please make those comments and 483 00:20:09,600 --> 00:20:12,640 questions to the board overall. Um, and 484 00:20:12,640 --> 00:20:14,320 we'll go from there. I do want to 485 00:20:14,320 --> 00:20:17,760 mention that I will uh attempt to call 486 00:20:17,760 --> 00:20:22,960 upon um different people first before I 487 00:20:22,960 --> 00:20:26,640 uh call on repeat um people who would 488 00:20:26,640 --> 00:20:29,280 like to make more than one comment. Um 489 00:20:29,280 --> 00:20:32,000 and so we will go from there. All right, 490 00:20:32,000 --> 00:20:35,039 let's start with RL. Uh hold on one 491 00:20:35,039 --> 00:20:41,750 second. Let us unmute you. 492 00:20:41,760 --> 00:20:43,840 All right, Raml, go ahead. Uh, please 493 00:20:43,840 --> 00:20:45,120 state your name and address. 494 00:20:45,120 --> 00:20:46,960 Hi, my name is Romel Mammud. I live on 495 00:20:46,960 --> 00:20:49,760 32 Peabuddy Drive in Harvard Acres. 496 00:20:49,760 --> 00:20:51,520 Thank you, Lori, and thank you for the 497 00:20:51,520 --> 00:20:53,440 planning board for hosting this meeting. 498 00:20:53,440 --> 00:20:55,520 I just want to point out a few things. 499 00:20:55,520 --> 00:20:58,720 Um, some of which I included in the 500 00:20:58,720 --> 00:21:00,159 letter that I sent to you guys. I'll 501 00:21:00,159 --> 00:21:02,080 highlight some of those points here, but 502 00:21:02,080 --> 00:21:05,520 I just want to say that this pop this law is very unpopular across the 503 00:21:05,520 --> 00:21:07,600 state. it's likely going to be voted 504 00:21:07,600 --> 00:21:09,919 down at the referendum in 26. They're 505 00:21:09,919 --> 00:21:12,159 going to easily get enough signatures. 506 00:21:12,159 --> 00:21:15,200 So, the argument that incremental growth 507 00:21:15,200 --> 00:21:17,280 um you know that people don't have to 508 00:21:17,280 --> 00:21:19,440 sell, you can't make that argument and 509 00:21:19,440 --> 00:21:20,960 also say this is going to benefit the 510 00:21:20,960 --> 00:21:22,960 business district cuz you don't know if 511 00:21:22,960 --> 00:21:24,960 anybody's going to sell or how long it's 512 00:21:24,960 --> 00:21:26,400 going to take, however many decades it's 513 00:21:26,400 --> 00:21:28,159 going to take because the preference is 514 00:21:28,159 --> 00:21:31,039 it'll be incremental and slow. 515 00:21:31,039 --> 00:21:32,480 So, you know, we keep talking about the 516 00:21:32,480 --> 00:21:35,760 rural character, but the the biggest 517 00:21:35,760 --> 00:21:38,159 violations that I see from this 518 00:21:38,159 --> 00:21:41,200 selection is things that are stated in 519 00:21:41,200 --> 00:21:44,400 the recreation plan um and conservation 520 00:21:44,400 --> 00:21:46,240 plan. And the things that they 521 00:21:46,240 --> 00:21:47,919 highlight, which you guys have failed to 522 00:21:47,919 --> 00:21:50,400 acknowledge, are the scenic views in 523 00:21:50,400 --> 00:21:52,640 this district, the agricultural 524 00:21:52,640 --> 00:21:54,159 heritage. These are all things that are 525 00:21:54,159 --> 00:21:56,000 pointed out in this plan. the 526 00:21:56,000 --> 00:21:58,000 agricultural soils. There's a map in 527 00:21:58,000 --> 00:21:59,919 there that says there are agricultural 528 00:21:59,919 --> 00:22:04,240 soils on this land. Doesn't matter. Um 529 00:22:04,240 --> 00:22:07,039 there's vernal pools in this in this 530 00:22:07,039 --> 00:22:09,679 area that's also highlighted in the 531 00:22:09,679 --> 00:22:12,559 plan. And there are endangered species 532 00:22:12,559 --> 00:22:14,720 in this plan in this location and a 533 00:22:14,720 --> 00:22:18,159 drumland. So the last thing I'll say is 534 00:22:18,159 --> 00:22:19,760 we appreciate you guys having this 535 00:22:19,760 --> 00:22:20,960 meeting and I'm sure other people will 536 00:22:20,960 --> 00:22:23,280 speak up. We would like to host a debate 537 00:22:23,280 --> 00:22:26,159 with you guys where each tide gets equal 538 00:22:26,159 --> 00:22:28,720 amount of time to present their views 539 00:22:28,720 --> 00:22:30,320 because we only have a very limited 540 00:22:30,320 --> 00:22:32,960 amount of time to speak and anything we 541 00:22:32,960 --> 00:22:35,200 say is going to be rebutted by you guys 542 00:22:35,200 --> 00:22:37,280 but without us having a chance to get to 543 00:22:37,280 --> 00:22:39,120 for a rebuttal. So, at some point, at 544 00:22:39,120 --> 00:22:41,120 least a week or two before the actual 545 00:22:41,120 --> 00:22:43,919 vote, we'd like to host a public debate 546 00:22:43,919 --> 00:22:46,320 in a neutral territory where each side 547 00:22:46,320 --> 00:22:49,919 gets an equal amount of time to be fair, 548 00:22:49,919 --> 00:22:51,840 where we can debate these ideas and 549 00:22:51,840 --> 00:22:55,200 debate what we think is hasn't been the 550 00:22:55,200 --> 00:22:58,000 best process and hasn't been the best 551 00:22:58,000 --> 00:23:01,440 solution. That's it. I'll shut up. 552 00:23:01,440 --> 00:23:05,270 Thank you, Raml. 553 00:23:05,280 --> 00:23:09,679 Uh, let's go to um Brian and I'm sorry 554 00:23:09,679 --> 00:23:17,510 if I get this wrong. Mhousen. 555 00:23:17,520 --> 00:23:20,640 One second while we unmute you. 556 00:23:20,640 --> 00:23:22,480 I'm unmuted on my end. 557 00:23:22,480 --> 00:23:23,760 Okay, perfect. 558 00:23:23,760 --> 00:23:26,080 All right. So, hi. Thanks for having me. 559 00:23:26,080 --> 00:23:27,840 Brian M. Housen. You got the name right. 560 00:23:27,840 --> 00:23:30,240 Nicely done. Uh, nine Hastings Street. 561 00:23:30,240 --> 00:23:33,600 So, so I just had a few questions. Um I 562 00:23:33,600 --> 00:23:37,440 understand this MBTA uh act is sort of 563 00:23:37,440 --> 00:23:39,919 related to transit. So I was sort of 564 00:23:39,919 --> 00:23:42,960 wondering how and why it was 565 00:23:42,960 --> 00:23:46,080 not selected in an area closest to our 566 00:23:46,080 --> 00:23:48,480 uh MBA lines like in South Actton area 567 00:23:48,480 --> 00:23:51,039 or along South Aton Road. Uh why we 568 00:23:51,039 --> 00:23:53,840 selected 14 acres over the minimum of 10 569 00:23:53,840 --> 00:23:55,840 if we can't in the future do anything 570 00:23:55,840 --> 00:23:58,559 but expand. Why start greater than the 571 00:23:58,559 --> 00:24:02,000 minimum? And uh why is the old Bose 572 00:24:02,000 --> 00:24:04,320 complex, whatever that area of town is 573 00:24:04,320 --> 00:24:06,880 called, why is that not counted toward 574 00:24:06,880 --> 00:24:09,280 our requirement for the state, right? 575 00:24:09,280 --> 00:24:11,520 Why are we why are we zoning more if we 576 00:24:11,520 --> 00:24:15,039 already have multif family, etc., etc.? 577 00:24:15,039 --> 00:24:18,720 Okay, let's take uh one at a time. Um 578 00:24:18,720 --> 00:24:21,600 Valerie, do you want to take a few of 579 00:24:21,600 --> 00:24:22,960 those? 580 00:24:22,960 --> 00:24:27,679 Sure. Um so I understand that the that 581 00:24:27,679 --> 00:24:30,320 transit oriented design is certainly um 582 00:24:30,320 --> 00:24:33,360 part of this law and the the rationale 583 00:24:33,360 --> 00:24:36,960 of the state. Um they're also looking at 584 00:24:36,960 --> 00:24:39,840 um walkability. Um and so for Stowe, 585 00:24:39,840 --> 00:24:42,080 we're thinking about how do we capture 586 00:24:42,080 --> 00:24:45,279 that economic benefit um within Stow and 587 00:24:45,279 --> 00:24:47,919 not give it all away to another town. 588 00:24:47,919 --> 00:24:50,640 Um, so looking at our long-term vision 589 00:24:50,640 --> 00:24:53,200 for Lower Village as a walkable village 590 00:24:53,200 --> 00:24:56,240 center, uh, we feel that this multif 591 00:24:56,240 --> 00:24:58,960 family housing law really fits in quite 592 00:24:58,960 --> 00:25:02,400 nicely, um, with the town's vision of of 593 00:25:02,400 --> 00:25:05,440 that. Um and also we've taken we have 594 00:25:05,440 --> 00:25:09,840 taken a look at the land around um uh 595 00:25:09,840 --> 00:25:12,720 South Actton Road to understand more 596 00:25:12,720 --> 00:25:16,080 about um what is there and we've kind of 597 00:25:16,080 --> 00:25:19,600 described that a little bit further in some of our other documents but 598 00:25:19,600 --> 00:25:22,000 essentially um the land a lot of the 599 00:25:22,000 --> 00:25:24,400 land there is not eligible for this 600 00:25:24,400 --> 00:25:26,799 initiative u because of the state 601 00:25:26,799 --> 00:25:30,159 definitions of excluded land. Um and 602 00:25:30,159 --> 00:25:32,320 then there is we looked at a a portion 603 00:25:32,320 --> 00:25:35,919 of land that is uh you know not state 604 00:25:35,919 --> 00:25:38,159 excluded um but it's the location of a 605 00:25:38,159 --> 00:25:40,960 former dump. Um so so we have taken a 606 00:25:40,960 --> 00:25:44,240 look at some areas in around there but 607 00:25:44,240 --> 00:25:46,720 really thought about um you know the 608 00:25:46,720 --> 00:25:48,320 results from commu from surveys that 609 00:25:48,320 --> 00:25:50,720 we've received from the community not 610 00:25:50,720 --> 00:25:53,039 wanting to put in a new pocket of 611 00:25:53,039 --> 00:25:55,919 population elsewhere in Stow and really 612 00:25:55,919 --> 00:25:59,120 looking at um creating more density 613 00:25:59,120 --> 00:26:02,000 where there already are homes. Um so 614 00:26:02,000 --> 00:26:04,480 again trying to preserve open space 615 00:26:04,480 --> 00:26:06,960 capture the economic development and 616 00:26:06,960 --> 00:26:09,279 allow some future walkability toward 617 00:26:09,279 --> 00:26:12,159 this vision of lower village 618 00:26:12,159 --> 00:26:14,640 and I would say um you can also take a 619 00:26:14,640 --> 00:26:16,640 look at the alternatives document where 620 00:26:16,640 --> 00:26:19,360 we have outlined uh each alternate 621 00:26:19,360 --> 00:26:21,200 property that we've considered and the 622 00:26:21,200 --> 00:26:24,720 reasoning behind. Um next is really 623 00:26:24,720 --> 00:26:28,400 around the 14 acre question. Um and you 624 00:26:28,400 --> 00:26:31,679 want to take that up Valerie? Sure. Um I 625 00:26:31,679 --> 00:26:33,600 understand that one's a tough one to 626 00:26:33,600 --> 00:26:36,000 kind of um wrap our heads around too 627 00:26:36,000 --> 00:26:37,919 because it's it's not just a strict 628 00:26:37,919 --> 00:26:41,200 acreage requirement. The state has um a 629 00:26:41,200 --> 00:26:44,320 compliance model where they look at our 630 00:26:44,320 --> 00:26:46,880 specific parcels that we're zoning and 631 00:26:46,880 --> 00:26:49,360 really consider the setbacks, the 632 00:26:49,360 --> 00:26:51,760 frontage requirements, open space 633 00:26:51,760 --> 00:26:54,000 requirements, and they're doing this 634 00:26:54,000 --> 00:26:56,559 complicated calculation around our 635 00:26:56,559 --> 00:26:59,440 specific parcels um and the wetlands 636 00:26:59,440 --> 00:27:01,440 within them, the right of ways within 637 00:27:01,440 --> 00:27:03,520 them, and really trying to understand 638 00:27:03,520 --> 00:27:06,320 what what is feasible. So when we give 639 00:27:06,320 --> 00:27:08,640 them the shape of the district that 640 00:27:08,640 --> 00:27:11,120 looks like 14 acres, they kind of 641 00:27:11,120 --> 00:27:13,840 automatically subtract out a few things 642 00:27:13,840 --> 00:27:16,880 that gives them around 12 acres, right? 643 00:27:16,880 --> 00:27:18,480 And then from there, they're still 644 00:27:18,480 --> 00:27:20,080 making sure that we're meeting their 645 00:27:20,080 --> 00:27:23,120 minimum requirements. And so we have 646 00:27:23,120 --> 00:27:24,960 actually talked with our consultants 647 00:27:24,960 --> 00:27:27,840 about taking out another parcel or 648 00:27:27,840 --> 00:27:30,880 shrinking it at all. And unfortunately 649 00:27:30,880 --> 00:27:32,640 the result is that we would have to 650 00:27:32,640 --> 00:27:34,640 increase the density allowance if we 651 00:27:34,640 --> 00:27:40,080 were to shrink it closer to that 10 acre minimum. So in fact we'd have to 652 00:27:40,080 --> 00:27:43,600 go um increase from the 15 units an acre 653 00:27:43,600 --> 00:27:47,919 to something more like 16 17 18. So, 654 00:27:47,919 --> 00:27:50,159 it's hard to comprehend, but the shapes 655 00:27:50,159 --> 00:27:55,840 of the that make up the district um are essentially showing us the output of 656 00:27:55,840 --> 00:27:58,000 this model is that we cannot uh shrink 657 00:27:58,000 --> 00:27:59,840 it further without kind of tugging at 658 00:27:59,840 --> 00:28:01,200 some other levers. 659 00:28:01,200 --> 00:28:04,080 And in set a different way, it's not a 660 00:28:04,080 --> 00:28:07,039 straight 10 acre. If we zone 10 acre, it 661 00:28:07,039 --> 00:28:08,240 doesn't necessarily meet the state's 662 00:28:08,240 --> 00:28:10,320 requirements. So, we've been working 663 00:28:10,320 --> 00:28:12,000 with consultants to make sure that 664 00:28:12,000 --> 00:28:14,080 whatever we're putting forward does meet 665 00:28:14,080 --> 00:28:15,679 those state requirements which they have 666 00:28:15,679 --> 00:28:18,159 confirmed. Um, and the last part of the 667 00:28:18,159 --> 00:28:19,760 question is really around the master's 668 00:28:19,760 --> 00:28:22,080 academy and the Bose property. 669 00:28:22,080 --> 00:28:25,039 Yeah. 670 00:28:25,039 --> 00:28:29,840 Um so so for that property um in fact 671 00:28:29,840 --> 00:28:31,679 the it does the site does not meet the 672 00:28:31,679 --> 00:28:34,640 minimum area required for a district um 673 00:28:34,640 --> 00:28:37,120 because so much of that land is within a 674 00:28:37,120 --> 00:28:38,799 district called the water resource 675 00:28:38,799 --> 00:28:45,120 protection district um which requires a special permit process in order to 676 00:28:45,120 --> 00:28:47,440 protect the groundwater for existing and 677 00:28:47,440 --> 00:28:50,240 future residents. Um, and the state does 678 00:28:50,240 --> 00:28:52,320 not allow there to be a special permit 679 00:28:52,320 --> 00:28:55,200 process in conjunction with this law. 680 00:28:55,200 --> 00:28:58,159 Um, so we would essentially need to wave 681 00:28:58,159 --> 00:29:00,559 that uh process in order to locate 682 00:29:00,559 --> 00:29:02,240 housing there. And we are not 683 00:29:02,240 --> 00:29:05,520 comfortable uh waving uh a law a bylaw 684 00:29:05,520 --> 00:29:08,240 that's intended to protect groundwater 685 00:29:08,240 --> 00:29:12,950 uh for existing or future residents. 686 00:29:12,960 --> 00:29:18,480 All right. Uh with that I will go to 687 00:29:18,480 --> 00:29:20,640 the next person. 688 00:29:20,640 --> 00:29:23,120 Um let's go to 689 00:29:23,120 --> 00:29:25,600 it's believe it's Catherine although on 690 00:29:25,600 --> 00:29:37,269 RL's video. 691 00:29:37,279 --> 00:29:44,470 Sorry. Just one moment. 692 00:29:44,480 --> 00:29:46,399 Thank you, Lori. Um, it's Katherine 693 00:29:46,399 --> 00:29:50,480 Michael, 19 Great Row. 694 00:29:50,480 --> 00:29:52,640 The planning board has dismissed the use 695 00:29:52,640 --> 00:29:56,399 of unoccupied open space and instead 696 00:29:56,399 --> 00:29:59,279 chose an occupied family homes for this 697 00:29:59,279 --> 00:30:02,640 3A site. So, I'm wondering how can you 698 00:30:02,640 --> 00:30:06,480 in good conscience justify that? In 699 00:30:06,480 --> 00:30:08,799 addition, you have told us that we don't 700 00:30:08,799 --> 00:30:11,600 really have to sell to the developer. So 701 00:30:11,600 --> 00:30:14,320 then what's the point? It would appear 702 00:30:14,320 --> 00:30:16,880 that there is some truth both in 703 00:30:16,880 --> 00:30:19,279 established Stow residents to the and to 704 00:30:19,279 --> 00:30:22,000 this both to established Stow residents 705 00:30:22,000 --> 00:30:24,960 and to the state. Your mission can't be 706 00:30:24,960 --> 00:30:27,679 accomplished unless homeowners are 707 00:30:27,679 --> 00:30:30,080 willing to leave their homes and I for 708 00:30:30,080 --> 00:30:33,600 one am not. So that is a mixed message 709 00:30:33,600 --> 00:30:35,600 for me. 710 00:30:35,600 --> 00:30:39,360 The second thing is how much actual time 711 00:30:39,360 --> 00:30:41,760 have you spent considering the turmoil 712 00:30:41,760 --> 00:30:45,120 your decision causes for families who 713 00:30:45,120 --> 00:30:48,080 are in the zone that you've targeted as 714 00:30:48,080 --> 00:30:51,600 the only site that can be designated for 715 00:30:51,600 --> 00:30:55,440 3A housing. Because of your actions as 716 00:30:55,440 --> 00:30:58,720 trusted leaders in the town, it is very 717 00:30:58,720 --> 00:31:02,720 clear to me that you value open space 718 00:31:02,720 --> 00:31:06,240 over the rights of residents to remain 719 00:31:06,240 --> 00:31:08,720 undisturbed in their homes. And I'm 720 00:31:08,720 --> 00:31:16,310 wondering how you justify that decision. 721 00:31:16,320 --> 00:31:18,320 I can I'm going to make a few comments. 722 00:31:18,320 --> 00:31:21,510 Um 723 00:31:21,520 --> 00:31:24,320 I think we are our mission is to meet 724 00:31:24,320 --> 00:31:26,159 the minimum requirement of the state to 725 00:31:26,159 --> 00:31:29,360 create a zone. 726 00:31:29,360 --> 00:31:32,320 The benefits potential future benefits 727 00:31:32,320 --> 00:31:34,399 that are talked about is if anything 728 00:31:34,399 --> 00:31:36,799 were to happen there those benefits 729 00:31:36,799 --> 00:31:39,919 could come. But our mission is to meet 730 00:31:39,919 --> 00:31:42,320 the minimum requirement of creating a 731 00:31:42,320 --> 00:31:45,200 zoning district required by the state. 732 00:31:45,200 --> 00:31:48,480 Um again, if you uh um one of the 733 00:31:48,480 --> 00:31:49,840 criteria when you look at our 734 00:31:49,840 --> 00:31:53,360 alternatives document is that uh we 735 00:31:53,360 --> 00:31:56,080 chose not to go after open parcels 736 00:31:56,080 --> 00:31:59,120 because that would bring in 737 00:31:59,120 --> 00:32:01,840 um you know over 100 units potentially 738 00:32:01,840 --> 00:32:04,000 all at once which would have a big 739 00:32:04,000 --> 00:32:08,320 impact on Stow whereas um here very 740 00:32:08,320 --> 00:32:11,120 little could happen or slow uh change 741 00:32:11,120 --> 00:32:14,799 could happen over time. um into us that 742 00:32:14,799 --> 00:32:19,039 would essentially mitigate the impact on 743 00:32:19,039 --> 00:32:22,720 Stowe as a whole and I think as Valerie 744 00:32:22,720 --> 00:32:24,640 mentioned in the presentation we 745 00:32:24,640 --> 00:32:27,440 acknowledge we don't have a magic answer 746 00:32:27,440 --> 00:32:30,159 there is nowhere to put this where no 747 00:32:30,159 --> 00:32:32,399 abutters or property owners would be 748 00:32:32,399 --> 00:32:35,120 were not would not be upset so we 749 00:32:35,120 --> 00:32:36,720 understand that there are going to be 750 00:32:36,720 --> 00:32:42,720 upset residents and um believe me that has weighed in our discussions 751 00:32:42,720 --> 00:32:44,960 But the fact is no matter where we put 752 00:32:44,960 --> 00:32:46,960 this district, there will be upset 753 00:32:46,960 --> 00:32:49,600 abutters or property owners. And so 754 00:32:49,600 --> 00:32:54,159 again, we're looking at how do we make 755 00:32:54,159 --> 00:32:56,559 how do we achieve being compliant by 756 00:32:56,559 --> 00:32:59,600 state mandate but yet minimize the 757 00:32:59,600 --> 00:33:02,880 overall impact to Stow. Um and I'll move 758 00:33:02,880 --> 00:33:06,559 on to the next person and that would be 759 00:33:06,559 --> 00:33:13,830 Brian Martinson. 760 00:33:13,840 --> 00:33:15,200 Can you hear me? 761 00:33:15,200 --> 00:33:15,840 Yes. 762 00:33:15,840 --> 00:33:18,399 Okay. Actually, I'm going to ask a 763 00:33:18,399 --> 00:33:21,440 question about the draft bylaw itself. 764 00:33:21,440 --> 00:33:25,039 Um, so I'm looking at section 5.6.8, 765 00:33:25,039 --> 00:33:27,279 site plan approval. 766 00:33:27,279 --> 00:33:30,240 And and there are other sections in here 767 00:33:30,240 --> 00:33:32,480 about um 768 00:33:32,480 --> 00:33:35,840 uh notices uh to the planning board that 769 00:33:35,840 --> 00:33:38,399 you may confer with other boards or 770 00:33:38,399 --> 00:33:41,600 other people. But there's nowhere in 771 00:33:41,600 --> 00:33:45,279 here where you require the developer to 772 00:33:45,279 --> 00:33:48,720 provide notice to residents that they're 773 00:33:48,720 --> 00:33:50,720 thinking of doing this. And I'm 774 00:33:50,720 --> 00:33:52,960 wondering if you could put something 775 00:33:52,960 --> 00:33:55,519 like that, a clause in there so we're 776 00:33:55,519 --> 00:33:59,120 not surprised if somebody sells land and 777 00:33:59,120 --> 00:34:02,960 never hear about it. I'd request 778 00:34:02,960 --> 00:34:05,039 respectfully request you put something 779 00:34:05,039 --> 00:34:07,600 in like that. There's also I understand 780 00:34:07,600 --> 00:34:10,879 no provision here for any kind of public 781 00:34:10,879 --> 00:34:13,520 hearing. 782 00:34:13,520 --> 00:34:15,919 You could have put a uh provision in 783 00:34:15,919 --> 00:34:18,720 there where you suggest a meeting 784 00:34:18,720 --> 00:34:21,919 between uh a butters. 785 00:34:21,919 --> 00:34:24,879 Um but you haven't and I'd also request 786 00:34:24,879 --> 00:34:27,200 that you put into a clause that would 787 00:34:27,200 --> 00:34:30,000 require that as well. 788 00:34:30,000 --> 00:34:31,919 I don't think these things cost you very 789 00:34:31,919 --> 00:34:35,040 much. Um, and it would mean a lot to 790 00:34:35,040 --> 00:34:37,599 people who, 791 00:34:37,599 --> 00:34:40,800 well, me and everybody else who is in 792 00:34:40,800 --> 00:34:42,480 this district and surrounds this 793 00:34:42,480 --> 00:34:45,359 district. We don't want to be surprised 794 00:34:45,359 --> 00:34:47,919 again like we were surprised 795 00:34:47,919 --> 00:34:50,399 by this. 796 00:34:50,399 --> 00:34:52,879 Could you consider doing that? 797 00:34:52,879 --> 00:34:54,240 I guess Valerie, do you want to make a 798 00:34:54,240 --> 00:34:56,879 comment on what the state would allow? 799 00:34:56,879 --> 00:35:01,520 Um, I I think I'll just mention that both of those are included in the 800 00:35:01,520 --> 00:35:06,560 bylaw. Um so in so when we refer to 801 00:35:06,560 --> 00:35:09,119 um the planning board's rules and 802 00:35:09,119 --> 00:35:11,359 regulations for site plan approval that 803 00:35:11,359 --> 00:35:13,359 does include the public hearing 804 00:35:13,359 --> 00:35:16,720 requirement um and the notice to a 805 00:35:16,720 --> 00:35:19,680 butter iss within 300 ft. 806 00:35:19,680 --> 00:35:23,520 It doesn't say that in section 5.6 807 00:35:23,520 --> 00:35:25,200 when you have a section on site plan 808 00:35:25,200 --> 00:35:30,000 approval though. So we I understand um 809 00:35:30,000 --> 00:35:31,760 it's there is a little throughout the 810 00:35:31,760 --> 00:35:33,280 all the zoning bylaws there's a little 811 00:35:33,280 --> 00:35:35,040 bit of a hunt that that folks have to go 812 00:35:35,040 --> 00:35:38,800 on. Um but it it is um the site plan 813 00:35:38,800 --> 00:35:41,760 approval rules and regs are noted within 814 00:35:41,760 --> 00:35:44,560 section 5682 under submission 815 00:35:44,560 --> 00:35:46,880 requirements and that is the document 816 00:35:46,880 --> 00:35:49,520 that that um has the planning board 817 00:35:49,520 --> 00:35:51,680 require that the the public hearing and 818 00:35:51,680 --> 00:35:56,230 the notice to a butters. 819 00:35:56,240 --> 00:35:57,839 I guess I'll take your word for it. 820 00:35:57,839 --> 00:35:58,720 Thank you. 821 00:35:58,720 --> 00:36:15,349 We're going to go on to Laura Rainer. 822 00:36:15,359 --> 00:36:17,280 One one second. Laura, we got to unmute 823 00:36:17,280 --> 00:36:22,710 you. 824 00:36:22,720 --> 00:36:27,040 Uh Laura Reiner, 35 Red Road. I'm not in 825 00:36:27,040 --> 00:36:32,480 a butter, but I am not far away. Um it does sound as though we're trying to 826 00:36:32,480 --> 00:36:34,720 meet the letter of the law without 827 00:36:34,720 --> 00:36:37,040 really meeting the spirit of the law. 828 00:36:37,040 --> 00:36:39,119 And I think for the residents that's 829 00:36:39,119 --> 00:36:42,320 reassuring uh up to a point, but I'm 830 00:36:42,320 --> 00:36:43,839 trying to understand the mechanics of 831 00:36:43,839 --> 00:36:46,880 it. Um 832 00:36:46,880 --> 00:36:50,320 we are excluding large 833 00:36:50,320 --> 00:36:52,800 parcels of land that are undeveloped and 834 00:36:52,800 --> 00:36:55,839 are ripe for that. Um, the one I 835 00:36:55,839 --> 00:36:57,520 proposed some time ago at one of these 836 00:36:57,520 --> 00:37:00,240 hearings was the golf course that's 837 00:37:00,240 --> 00:37:03,040 currently closed on White Pond Road, 838 00:37:03,040 --> 00:37:05,599 also very close to the lower village, 839 00:37:05,599 --> 00:37:08,240 um, actually more walkable than the main 840 00:37:08,240 --> 00:37:12,160 street without a sidewalk. And, 841 00:37:12,160 --> 00:37:15,040 uh, not only is it not being used as a 842 00:37:15,040 --> 00:37:17,359 golf course, it's highly likely it's 843 00:37:17,359 --> 00:37:18,800 going to be sold to a developer for 844 00:37:18,800 --> 00:37:20,720 hundreds and hundreds of units of 845 00:37:20,720 --> 00:37:23,920 housing. So, it's it's seems to me an 846 00:37:23,920 --> 00:37:26,720 excellent c uh candidate for a spot like 847 00:37:26,720 --> 00:37:29,280 this. Um, 848 00:37:29,280 --> 00:37:32,160 but but saying setting that aside, since 849 00:37:32,160 --> 00:37:34,240 it sounds like you've kind of picked the 850 00:37:34,240 --> 00:37:38,800 spot, is it true that the an individual 851 00:37:38,800 --> 00:37:43,359 in that zone can sell to a person and it 852 00:37:43,359 --> 00:37:45,920 does not have to be developed as it 853 00:37:45,920 --> 00:37:47,760 could just be sold as a normal house and 854 00:37:47,760 --> 00:37:48,079 remain. 855 00:37:48,079 --> 00:37:49,200 That is correct. 856 00:37:49,200 --> 00:37:50,560 Yes. Okay. 857 00:37:50,560 --> 00:37:53,760 Um and that person could then turn 858 00:37:53,760 --> 00:37:55,119 around and sell it to a developer who 859 00:37:55,119 --> 00:37:58,320 would then cram it full of these 15 acre 860 00:37:58,320 --> 00:38:02,079 units to the acre, right? 861 00:38:02,079 --> 00:38:03,680 They could certainly sell it to a 862 00:38:03,680 --> 00:38:05,599 developer. Uh whether or not they can 863 00:38:05,599 --> 00:38:07,680 really create 15 units per acre would 864 00:38:07,680 --> 00:38:09,839 really depend on 865 00:38:09,839 --> 00:38:13,200 um the other requirements regarding well 866 00:38:13,200 --> 00:38:18,480 septic um wetland protection act etc. 867 00:38:18,480 --> 00:38:20,640 So this is going to be incremental based 868 00:38:20,640 --> 00:38:24,640 on any individual who sells a parcel or 869 00:38:24,640 --> 00:38:27,760 sells their unit, their their land to 870 00:38:27,760 --> 00:38:29,359 someone who actually wants to build 871 00:38:29,359 --> 00:38:31,200 these. And to what extent does this 872 00:38:31,200 --> 00:38:33,920 build affordable housing as opposed to 873 00:38:33,920 --> 00:38:35,760 luxury town houses? Say 874 00:38:35,760 --> 00:38:38,640 it's the same as our current residential 875 00:38:38,640 --> 00:38:44,400 district. um which is if they uh re 876 00:38:44,400 --> 00:38:46,400 refresh my memory Valerie, where do we 877 00:38:46,400 --> 00:38:48,160 land on the number of units? 878 00:38:48,160 --> 00:38:51,200 It's um so 10 10% of units can be deeed 879 00:38:51,200 --> 00:38:53,599 restricted affordable 880 00:38:53,599 --> 00:38:55,839 which is exactly the same as any other 881 00:38:55,839 --> 00:38:57,839 residential property. 882 00:38:57,839 --> 00:39:01,349 Okay. 883 00:39:01,359 --> 00:39:05,040 I can speak to the um the White Pond 884 00:39:05,040 --> 00:39:07,760 Road parcel too if you'd like. So Laura 885 00:39:07,760 --> 00:39:10,560 is referring to the former Stowaway um 886 00:39:10,560 --> 00:39:12,960 golf course along along White Pond Road 887 00:39:12,960 --> 00:39:15,040 which which is close to Lower Village. 888 00:39:15,040 --> 00:39:17,599 Um and it's it's interesting we this 889 00:39:17,599 --> 00:39:19,520 parcel did come up as you mentioned in 890 00:39:19,520 --> 00:39:22,800 some of the early forums. Um though it's 891 00:39:22,800 --> 00:39:26,079 also you know high priority parcel for 892 00:39:26,079 --> 00:39:31,119 conservation as well. Um and we've it's funny there's we've also heard from 893 00:39:31,119 --> 00:39:33,680 so many residents that they would far 894 00:39:33,680 --> 00:39:36,560 prefer um conserving that piece of land 895 00:39:36,560 --> 00:39:38,720 rather than seeing housing developed 896 00:39:38,720 --> 00:39:42,000 along the river there. Um so again, you 897 00:39:42,000 --> 00:39:44,079 know, the thought is if we were to zone 898 00:39:44,079 --> 00:39:47,119 it over Stowway, there's one single 899 00:39:47,119 --> 00:39:49,359 owner. Um they could convert it to 900 00:39:49,359 --> 00:39:52,880 housing all at once um quite quickly 901 00:39:52,880 --> 00:39:54,880 while Stow is within this period of 902 00:39:54,880 --> 00:39:56,720 growth. Right. We do have other 903 00:39:56,720 --> 00:39:59,040 subdivisions, other developments coming 904 00:39:59,040 --> 00:40:01,520 down the pike. Um, and we want the town 905 00:40:01,520 --> 00:40:06,320 to have um to have time to um uh to 906 00:40:06,320 --> 00:40:14,800 adapt to that as well. Um, so this is on all sorts of town plans. It's um that 907 00:40:14,800 --> 00:40:17,359 parcel is seen as development not 908 00:40:17,359 --> 00:40:20,960 preferred from plans that are um that 909 00:40:20,960 --> 00:40:24,240 have considered community input. Um, and 910 00:40:24,240 --> 00:40:26,160 it's also one of those high priority 911 00:40:26,160 --> 00:40:28,000 conservation parcels within the open 912 00:40:28,000 --> 00:40:31,520 space and wreck plan. Um, I think I'd 913 00:40:31,520 --> 00:40:33,680 also say back to your your other 914 00:40:33,680 --> 00:40:37,040 question about um what residents within 915 00:40:37,040 --> 00:40:38,960 the district can do, I do want to note 916 00:40:38,960 --> 00:40:41,280 that folks can stay within the district 917 00:40:41,280 --> 00:40:44,480 while taking advantage of it. So, uh, we 918 00:40:44,480 --> 00:40:47,680 do allow the conversion to duplexes. 919 00:40:47,680 --> 00:40:50,400 um you could add another unit on your 920 00:40:50,400 --> 00:40:52,160 property that might be larger than an 921 00:40:52,160 --> 00:40:55,200 accessory dwelling unit. Um so there's 922 00:40:55,200 --> 00:40:57,440 there is more flexibility there u for 923 00:40:57,440 --> 00:41:00,000 folks while they stay. 924 00:41:00,000 --> 00:41:01,599 And again, I just want to make one more 925 00:41:01,599 --> 00:41:04,160 plug for the alternatives document. Um 926 00:41:04,160 --> 00:41:07,119 if if you are interested in seeing all 927 00:41:07,119 --> 00:41:09,359 the parcels that were reviewed and the 928 00:41:09,359 --> 00:41:10,960 reasoning behind there, I highly 929 00:41:10,960 --> 00:41:14,319 recommend um taking a look and certainly 930 00:41:14,319 --> 00:41:16,000 bringing forth whatever questions you 931 00:41:16,000 --> 00:41:19,040 have um to the planning office. Um I'm 932 00:41:19,040 --> 00:41:26,710 going to move on to Mark Forges. 933 00:41:26,720 --> 00:41:28,319 I'm sorry I keep forgetting to unmute 934 00:41:28,319 --> 00:41:36,950 you. 935 00:41:36,960 --> 00:41:44,150 That would happen. 936 00:41:44,160 --> 00:41:45,760 Okay, Mark. 937 00:41:45,760 --> 00:41:48,560 Yeah, I'm I'm trying. I lost it for a 938 00:41:48,560 --> 00:41:50,240 minute. 939 00:41:50,240 --> 00:41:53,520 Hey, Mark Fogs, White Pond Road. Um, 940 00:41:53,520 --> 00:41:55,119 I've gone to some of the public meetings 941 00:41:55,119 --> 00:41:59,119 with this and u this is one of the the 942 00:41:59,119 --> 00:42:00,720 development areas that I thought would 943 00:42:00,720 --> 00:42:03,760 be might be a decent area. The reason is 944 00:42:03,760 --> 00:42:06,160 that there's some restrictions on the 945 00:42:06,160 --> 00:42:08,640 wells that allow only three I believe 946 00:42:08,640 --> 00:42:11,839 it's three uh three pro three houses per 947 00:42:11,839 --> 00:42:18,400 well. Uh if you got 10 different properties there, you know, 948 00:42:18,400 --> 00:42:20,400 you're allowed 30 houses rather than 15 949 00:42:20,400 --> 00:42:24,560 per per unit. My my question is is that 950 00:42:24,560 --> 00:42:27,440 if a developer were to buy uh let's say 951 00:42:27,440 --> 00:42:29,839 the the little farm that's over there 952 00:42:29,839 --> 00:42:32,640 and they could convince main to tie into 953 00:42:32,640 --> 00:42:35,520 their uh well and well and septic 954 00:42:35,520 --> 00:42:40,160 systems uh town water town sewer, 955 00:42:40,160 --> 00:42:42,720 can the town of Stow stop that or is 956 00:42:42,720 --> 00:42:46,560 that something they could just do uh if 957 00:42:46,560 --> 00:42:50,240 the town of Mus will to do that 958 00:42:50,240 --> 00:42:51,280 because that would then make it 959 00:42:51,280 --> 00:42:57,200 allowable. 15 units per per acre like the like the bylaw states, 960 00:42:57,200 --> 00:43:01,040 right? So, um so yes, Mark is uh getting 961 00:43:01,040 --> 00:43:02,960 at the point that the the water 962 00:43:02,960 --> 00:43:06,079 restriction is holding back um some 963 00:43:06,079 --> 00:43:08,160 development there. We've we have reached 964 00:43:08,160 --> 00:43:10,079 out to Mayor to to ask them this 965 00:43:10,079 --> 00:43:12,560 question. Um you know, whether whether 966 00:43:12,560 --> 00:43:15,200 they would in the future provide water 967 00:43:15,200 --> 00:43:18,000 um to some of these homes um or these 968 00:43:18,000 --> 00:43:21,920 parcels. Um they the town Maynard does 969 00:43:21,920 --> 00:43:25,280 currently provide uh utilities to to 970 00:43:25,280 --> 00:43:28,319 some homes along the town line uh within 971 00:43:28,319 --> 00:43:30,960 Stowe. Um however, right now Maynard 972 00:43:30,960 --> 00:43:33,520 does simply does not have the water um 973 00:43:33,520 --> 00:43:35,680 or the resources to allocate it to 974 00:43:35,680 --> 00:43:37,920 additional housing units, even homes 975 00:43:37,920 --> 00:43:40,560 within the town of Maynard itself. So 976 00:43:40,560 --> 00:43:44,000 they are they are not for um providing 977 00:43:44,000 --> 00:43:46,240 additional water and in fact um that 978 00:43:46,240 --> 00:43:48,160 would require a vote of their water 979 00:43:48,160 --> 00:43:50,000 board which is made up of their select 980 00:43:50,000 --> 00:43:53,119 board. Um so so the select board in 981 00:43:53,119 --> 00:43:55,119 Maynard would need to vote to approve 982 00:43:55,119 --> 00:43:57,040 something like that. Uh meanwhile their 983 00:43:57,040 --> 00:43:59,040 residents are are struggling with uh 984 00:43:59,040 --> 00:44:01,839 with their water capacity and supply. 985 00:44:01,839 --> 00:44:04,880 So, so the odds are in in a people's 986 00:44:04,880 --> 00:44:07,440 favor that there won't be 15 units per 987 00:44:07,440 --> 00:44:09,520 acre in that area because of the water 988 00:44:09,520 --> 00:44:12,000 restrictions. Um, and you're saying that 989 00:44:12,000 --> 00:44:13,040 maintenance says that they don't have 990 00:44:13,040 --> 00:44:15,040 enough water supply. So, someone 991 00:44:15,040 --> 00:44:16,240 couldn't come over. Someone couldn't 992 00:44:16,240 --> 00:44:17,839 come over and say, "Gee, let me drill 993 00:44:17,839 --> 00:44:20,800 you a new well and give you more water 994 00:44:20,800 --> 00:44:23,680 supply." Uh, then maybe vote it in. But 995 00:44:23,680 --> 00:44:25,119 that probably going to be a long 996 00:44:25,119 --> 00:44:27,119 process. Could can this My question is, 997 00:44:27,119 --> 00:44:29,839 can this town stop them from doing that? 998 00:44:29,839 --> 00:44:31,200 then who would have the authority to do 999 00:44:31,200 --> 00:44:33,839 that if they did? And it's just a 1000 00:44:33,839 --> 00:44:35,599 question. I mean, I'm in favor of this 1001 00:44:35,599 --> 00:44:37,680 area because I think it's got less less 1002 00:44:37,680 --> 00:44:39,760 chance of being developed with 15 units 1003 00:44:39,760 --> 00:44:42,240 per acre than any any place else you 1004 00:44:42,240 --> 00:44:44,319 know, we talked about when in the public 1005 00:44:44,319 --> 00:44:46,880 meetings. So anyway, just a just a just 1006 00:44:46,880 --> 00:44:48,720 a thought. 1007 00:44:48,720 --> 00:44:50,400 Yeah, to be to be honest, I don't I 1008 00:44:50,400 --> 00:44:52,000 don't know what the process of rejecting 1009 00:44:52,000 --> 00:44:54,800 that would be. Um I I think one thing is 1010 00:44:54,800 --> 00:44:56,960 important to note too is thinking about 1011 00:44:56,960 --> 00:44:59,280 what is allowed or what is possible with 1012 00:44:59,280 --> 00:45:02,800 current water and cell and um and septic 1013 00:45:02,800 --> 00:45:05,280 uh regulations is you know the town is 1014 00:45:05,280 --> 00:45:08,400 looking to construct um six units of 1015 00:45:08,400 --> 00:45:11,280 housing um at the former Canelius 1016 00:45:11,280 --> 00:45:14,079 property along Redacre Road. Um and so 1017 00:45:14,079 --> 00:45:16,160 they're looking to do the affordable 1018 00:45:16,160 --> 00:45:18,640 housing trust is looking at creating six 1019 00:45:18,640 --> 00:45:21,599 units of housing on a 9 acre parcel. So 1020 00:45:21,599 --> 00:45:24,640 that's that's with um private well and 1021 00:45:24,640 --> 00:45:27,920 private septic. So you you do get um 1022 00:45:27,920 --> 00:45:30,319 smaller or you get a lesser density u 1023 00:45:30,319 --> 00:45:32,560 with with private utilities. 1024 00:45:32,560 --> 00:45:34,560 Correct. Okay. Very good. Thank you. 1025 00:45:34,560 --> 00:45:38,079 All right. I'm going to go to It says 1026 00:45:38,079 --> 00:45:40,240 Jen, although it looks like it may not 1027 00:45:40,240 --> 00:45:45,430 be Jen. Oh, no. It is Jen. Okay. 1028 00:45:45,440 --> 00:45:49,910 One second while we unmute you. 1029 00:45:49,920 --> 00:45:50,319 Okay. 1030 00:45:50,319 --> 00:45:52,480 I'm Jen. I'm at 60 Great Road, so 1031 00:45:52,480 --> 00:45:55,520 directly across from um where this is 1032 00:45:55,520 --> 00:45:57,599 being proposed. I was just wondering if 1033 00:45:57,599 --> 00:45:59,520 any traffic feasibility studies have 1034 00:45:59,520 --> 00:46:01,680 been done. As somebody who routinely 1035 00:46:01,680 --> 00:46:04,720 pulls out onto 117, do we have bandwidth 1036 00:46:04,720 --> 00:46:06,720 for hundreds of more cars to pull out at 1037 00:46:06,720 --> 00:46:08,319 the same time? 1038 00:46:08,319 --> 00:46:11,599 So the fact is uh with typical 1039 00:46:11,599 --> 00:46:13,280 development there's a special permit 1040 00:46:13,280 --> 00:46:16,079 required and the town can require the 1041 00:46:16,079 --> 00:46:19,520 developer to do a traffic study but um 1042 00:46:19,520 --> 00:46:21,760 with the state mandate of being this is 1043 00:46:21,760 --> 00:46:25,119 development by right. Um, frankly, we 1044 00:46:25,119 --> 00:46:28,319 chose Great Road because of that fact. 1045 00:46:28,319 --> 00:46:31,920 Um and while I understand concern 1046 00:46:31,920 --> 00:46:35,200 anywhere in town for increased traffic 1047 00:46:35,200 --> 00:46:39,119 um that you know from a mathematically 1048 00:46:39,119 --> 00:46:42,880 speaking um you know a 1% increase in 1049 00:46:42,880 --> 00:46:46,960 traffic on great road um versus um a 50 1050 00:46:46,960 --> 00:46:50,640 to 100% increase on a on a local road um 1051 00:46:50,640 --> 00:46:52,560 is what we had to consider given that 1052 00:46:52,560 --> 00:46:56,400 the state um does not allow any 1053 00:46:56,400 --> 00:47:01,030 requirements or special permits. All 1054 00:47:01,040 --> 00:47:03,599 right. 1055 00:47:03,599 --> 00:47:04,480 I don't want to. 1056 00:47:04,480 --> 00:47:07,920 Okay. I'm going to go to Ruth. 1057 00:47:07,920 --> 00:47:14,150 One moment while we unmute you. 1058 00:47:14,160 --> 00:47:17,200 Unmute. Okay. Is that Am I unmuted? 1059 00:47:17,200 --> 00:47:18,000 Yes. 1060 00:47:18,000 --> 00:47:19,359 I don't know how to make the camera 1061 00:47:19,359 --> 00:47:20,640 work. I apologize. 1062 00:47:20,640 --> 00:47:21,920 No worries. 1063 00:47:21,920 --> 00:47:24,640 So, Ruth Leblanc, 33 Pompacetate. 1064 00:47:24,640 --> 00:47:27,599 directly behind the proposed area on 1065 00:47:27,599 --> 00:47:32,880 117. Uh I'm kind of wondering that why 1066 00:47:32,880 --> 00:47:36,240 the westbound side of 117 was chosen 1067 00:47:36,240 --> 00:47:41,359 above the eastbound side in East Lower 1068 00:47:41,359 --> 00:47:48,079 Village and why you didn't consider as a board as is the whole not you 1069 00:47:48,079 --> 00:47:51,440 personally is the whole um board did not 1070 00:47:51,440 --> 00:47:55,200 consider um expanding 1071 00:47:55,200 --> 00:47:59,760 the district to the include include 1072 00:47:59,760 --> 00:48:02,160 the center of Lower Village and maybe a 1073 00:48:02,160 --> 00:48:04,960 little to the west of Lower Village. Why 1074 00:48:04,960 --> 00:48:06,319 did you limit it? 1075 00:48:06,319 --> 00:48:08,160 When you said center, do you mean the 1076 00:48:08,160 --> 00:48:10,880 actual retail portion? 1077 00:48:10,880 --> 00:48:12,240 Exactly. Yes. 1078 00:48:12,240 --> 00:48:14,960 Okay. Um Valerie, do you want to first 1079 00:48:14,960 --> 00:48:18,640 speak to the retail portion? 1080 00:48:18,640 --> 00:48:22,880 Sure. Yes. Um, so we did look at um 1081 00:48:22,880 --> 00:48:25,839 whether or not the the lower village 1082 00:48:25,839 --> 00:48:27,839 proper, the business district itself 1083 00:48:27,839 --> 00:48:31,119 could um uh could comply with this 1084 00:48:31,119 --> 00:48:33,920 bylaw. Um, there are there are a couple 1085 00:48:33,920 --> 00:48:36,559 different factors within um the state 1086 00:48:36,559 --> 00:48:39,440 law that do not allow um the lower 1087 00:48:39,440 --> 00:48:42,880 village area as as it is to um to 1088 00:48:42,880 --> 00:48:44,960 comply. So, we'd have to increase the 1089 00:48:44,960 --> 00:48:47,599 density, get rid of the the bedroom 1090 00:48:47,599 --> 00:48:51,280 limits, um, and also let go of the 1091 00:48:51,280 --> 00:48:53,760 special permit process for housing 1092 00:48:53,760 --> 00:48:56,240 development within Lower Village. Um, so 1093 00:48:56,240 --> 00:48:58,480 we've spent quite a bit of time, um, on 1094 00:48:58,480 --> 00:49:00,319 a vision for Lower Village that includes 1095 00:49:00,319 --> 00:49:02,960 a mixed use with residential and 1096 00:49:02,960 --> 00:49:06,160 commercial businesses um, at once. Um we 1097 00:49:06,160 --> 00:49:08,319 just went through uh we just finished a 1098 00:49:08,319 --> 00:49:12,240 long uh uh public process around that um 1099 00:49:12,240 --> 00:49:13,920 that really allowed the planning board 1100 00:49:13,920 --> 00:49:16,240 to maintain some control over the look 1101 00:49:16,240 --> 00:49:18,720 and feel of those um structures, any 1102 00:49:18,720 --> 00:49:20,400 structures that would be built in the 1103 00:49:20,400 --> 00:49:23,200 lower village for that long-term future. 1104 00:49:23,200 --> 00:49:25,440 So if we were to put our district there, 1105 00:49:25,440 --> 00:49:27,200 we would no longer be able to have that 1106 00:49:27,200 --> 00:49:31,680 special permit process. Um in addition 1107 00:49:31,680 --> 00:49:35,119 um we would not be able to use that area 1108 00:49:35,119 --> 00:49:37,760 for more than a quarter of the town's 1109 00:49:37,760 --> 00:49:41,839 total requirement. So even if we were to 1110 00:49:41,839 --> 00:49:44,079 put it over the lower village, modify 1111 00:49:44,079 --> 00:49:46,640 that zoning, we still would need to find 1112 00:49:46,640 --> 00:49:49,599 a second area uh for more for more 1113 00:49:49,599 --> 00:49:51,440 housing. 1114 00:49:51,440 --> 00:49:54,640 I think in addition um we would also 1115 00:49:54,640 --> 00:49:59,760 need to allow um so right now you can do 1116 00:49:59,760 --> 00:50:03,040 residential on the second floor of the 1117 00:50:03,040 --> 00:50:07,760 retail district. Uh but if we place this 1118 00:50:07,760 --> 00:50:10,079 um in the retail district uh we would 1119 00:50:10,079 --> 00:50:12,240 not be able to have that as a 1120 00:50:12,240 --> 00:50:14,400 requirement and so it would likely 1121 00:50:14,400 --> 00:50:17,839 shrink the retail district. Um and given 1122 00:50:17,839 --> 00:50:22,160 that um you know 5% or less of our tax 1123 00:50:22,160 --> 00:50:25,599 base is made up from non-residential 1124 00:50:25,599 --> 00:50:28,400 uh we did not we also thought it was not 1125 00:50:28,400 --> 00:50:32,640 wise to um shrink uh the retail 1126 00:50:32,640 --> 00:50:34,559 district. 1127 00:50:34,559 --> 00:50:36,240 Yep. That's right. We have to allow 1128 00:50:36,240 --> 00:50:38,880 standalone residential 1129 00:50:38,880 --> 00:50:41,599 um within within that district. But just 1130 00:50:41,599 --> 00:50:43,599 to reiterate one point Valerie said, 1131 00:50:43,599 --> 00:50:46,800 which is again in the state law, it 1132 00:50:46,800 --> 00:50:49,359 actually limits 1133 00:50:49,359 --> 00:50:54,480 uh what percentage of uh the commercial 1134 00:50:54,480 --> 00:50:57,760 um space you can use for this law 1135 00:50:57,760 --> 00:51:01,520 itself. Um and so that was um one of the 1136 00:51:01,520 --> 00:51:04,640 biggest factors as well. Um, 1137 00:51:04,640 --> 00:51:06,960 I mean, I was kind of thinking of there 1138 00:51:06,960 --> 00:51:10,640 are a couple little side roads off of 1139 00:51:10,640 --> 00:51:14,000 the dead center there and then west of 1140 00:51:14,000 --> 00:51:17,599 lower village um where there might be 1141 00:51:17,599 --> 00:51:19,920 some possibilities of areas. I'm just 1142 00:51:19,920 --> 00:51:22,640 wondering why those were not considered 1143 00:51:22,640 --> 00:51:26,000 just over here where it's wetlands and a 1144 00:51:26,000 --> 00:51:30,000 lot of aquatic life and uh just so much 1145 00:51:30,000 --> 00:51:31,760 wildlife over here that will all be 1146 00:51:31,760 --> 00:51:34,800 destroyed. And I guess I want to share 1147 00:51:34,800 --> 00:51:36,319 two thoughts on that and Valerie you can 1148 00:51:36,319 --> 00:51:39,599 add in which is just a reminder that um 1149 00:51:39,599 --> 00:51:41,839 you know wetlands protection still 1150 00:51:41,839 --> 00:51:46,319 remains and so um that will still 1151 00:51:46,319 --> 00:51:48,480 control a bit of what can happen near 1152 00:51:48,480 --> 00:51:52,319 wetlands. Um but the other the other 1153 00:51:52,319 --> 00:51:55,680 biggest factor I would say is uh most of 1154 00:51:55,680 --> 00:51:59,839 the roads on the other side are uh small 1155 00:51:59,839 --> 00:52:02,880 deadend culde-sac roads um which 1156 00:52:02,880 --> 00:52:05,599 basically would mean increasing the 1157 00:52:05,599 --> 00:52:08,960 density would increase uh traffic on 1158 00:52:08,960 --> 00:52:11,119 those roads uh percentage- wise 1159 00:52:11,119 --> 00:52:14,559 significantly um and because again this 1160 00:52:14,559 --> 00:52:17,520 is by right um and the town doesn't get 1161 00:52:17,520 --> 00:52:22,319 its normal say in um traffic flow or 1162 00:52:22,319 --> 00:52:25,440 traffic study or um anything else? I 1163 00:52:25,440 --> 00:52:28,160 think those were some of the um biggest 1164 00:52:28,160 --> 00:52:29,680 considerations. 1165 00:52:29,680 --> 00:52:32,400 Um and so Valerie, anything else you 1166 00:52:32,400 --> 00:52:34,720 wanted to add? 1167 00:52:34,720 --> 00:52:36,640 Yeah, I think so. We we did take a look 1168 00:52:36,640 --> 00:52:39,280 at some locations along Redacre Road um 1169 00:52:39,280 --> 00:52:42,720 and along Bradley Lane uh and Lan's End 1170 00:52:42,720 --> 00:52:46,240 Road as well. Um, so I think we we did 1171 00:52:46,240 --> 00:52:48,800 we really did focus early on on our 1172 00:52:48,800 --> 00:52:51,760 village centers. So, um, Town Center, 1173 00:52:51,760 --> 00:52:53,760 Lower Village, uh, we looked at 1174 00:52:53,760 --> 00:52:56,319 Gleonale, we looked at, um, Hudson Road 1175 00:52:56,319 --> 00:52:58,720 and Great Road. But yes, we when we 1176 00:52:58,720 --> 00:53:01,440 looked all around Lower Village, um, we 1177 00:53:01,440 --> 00:53:04,000 were trying to figure out what would be 1178 00:53:04,000 --> 00:53:06,720 compliant land and there was a lot of 1179 00:53:06,720 --> 00:53:10,000 that water resource protection area or, 1180 00:53:10,000 --> 00:53:13,680 um, state excluded land. So, um, and at 1181 00:53:13,680 --> 00:53:16,559 the same time really looking for, um, 1182 00:53:16,559 --> 00:53:19,119 uh, traffic, uh, concerns along deadend 1183 00:53:19,119 --> 00:53:21,920 roads or along, um, small, uh, local 1184 00:53:21,920 --> 00:53:22,720 roads. 1185 00:53:22,720 --> 00:53:24,319 And actually, if you take a look at the 1186 00:53:24,319 --> 00:53:26,720 map, I think if I'm not mistaken, um, 1187 00:53:26,720 --> 00:53:30,480 Meeting House and Elmidge are both in 1188 00:53:30,480 --> 00:53:33,359 the water protection zone, 1189 00:53:33,359 --> 00:53:34,400 right? 1190 00:53:34,400 --> 00:53:37,280 Okay. Thank So, and my and the other 1191 00:53:37,280 --> 00:53:39,280 part of that question is, and I'm not 1192 00:53:39,280 --> 00:53:41,040 advocating for this at all. I'm just 1193 00:53:41,040 --> 00:53:44,160 asking why you didn't put this zone on 1194 00:53:44,160 --> 00:53:48,640 the um eastbound side of 117 across from 1195 00:53:48,640 --> 00:53:50,880 where you currently have the proposed 1196 00:53:50,880 --> 00:53:54,549 area. 1197 00:53:54,559 --> 00:53:58,549 Uh let's see. 1198 00:53:58,559 --> 00:54:00,400 Sorry, I'm looking at the map to refresh 1199 00:54:00,400 --> 00:54:02,000 my memory. 1200 00:54:02,000 --> 00:54:04,000 I think that if if I'm recalling, there 1201 00:54:04,000 --> 00:54:05,040 may have been a time that we were 1202 00:54:05,040 --> 00:54:06,800 actually thinking about both north and 1203 00:54:06,800 --> 00:54:09,839 south on the westbound and eastbound. 1204 00:54:09,839 --> 00:54:11,599 Um, 1205 00:54:11,599 --> 00:54:13,599 but I'm I don't know if we've ever 1206 00:54:13,599 --> 00:54:16,400 brought that to a a public forum. 1207 00:54:16,400 --> 00:54:21,990 Um, 1208 00:54:22,000 --> 00:54:24,160 all right. We can we can certainly have 1209 00:54:24,160 --> 00:54:28,960 take note and uh and see. 1210 00:54:28,960 --> 00:54:32,000 All right. Uh, let's see. Are there 1211 00:54:32,000 --> 00:54:35,190 other 1212 00:54:35,200 --> 00:54:36,720 resident 1213 00:54:36,720 --> 00:54:39,599 questions or comments? Lori, all that's 1214 00:54:39,599 --> 00:54:42,400 wet land across the street. Like that's 1215 00:54:42,400 --> 00:54:45,440 the marsh land by the Malone Road there. 1216 00:54:45,440 --> 00:54:49,359 I mean, there's it's all water there 1217 00:54:49,359 --> 00:54:52,000 where all the houses are. 1218 00:54:52,000 --> 00:54:54,160 Um, it looks like there's there's some 1219 00:54:54,160 --> 00:54:56,160 parcels that have that that wetland 1220 00:54:56,160 --> 00:54:58,720 area. Um, but there there may we'd have 1221 00:54:58,720 --> 00:55:01,200 to look into a little bit more um to 1222 00:55:01,200 --> 00:55:03,119 see, but there are some homes that that 1223 00:55:03,119 --> 00:55:05,920 are not within it. 1224 00:55:05,920 --> 00:55:08,079 Um, but we could we could look into it a 1225 00:55:08,079 --> 00:55:11,670 little bit more. 1226 00:55:11,680 --> 00:55:14,950 All right, 1227 00:55:14,960 --> 00:55:17,440 other questions uh from people who 1228 00:55:17,440 --> 00:55:23,750 haven't spoken yet. 1229 00:55:23,760 --> 00:55:27,280 All right, I'm going to go back to 1230 00:55:27,280 --> 00:55:31,200 some of the folks. Oh, Linda, um, you 1231 00:55:31,200 --> 00:55:40,470 haven't spoken yet. Let's get her first. 1232 00:55:40,480 --> 00:55:41,440 Hi, Linda. 1233 00:55:41,440 --> 00:55:44,960 Hi. Thanks. Um, I just wanted to say to 1234 00:55:44,960 --> 00:55:46,480 the planning board, 1235 00:55:46,480 --> 00:55:47,680 sorry, can you state your name and 1236 00:55:47,680 --> 00:55:48,160 address? 1237 00:55:48,160 --> 00:55:51,280 Linda Hathway, 76 Crescent Street. 1238 00:55:51,280 --> 00:55:54,640 obviously not within the district and I 1239 00:55:54,640 --> 00:55:58,640 understand the residents concern about 1240 00:55:58,640 --> 00:56:02,000 having it um this overlay district there 1241 00:56:02,000 --> 00:56:04,960 but it I look at this is I'm not happy 1242 00:56:04,960 --> 00:56:07,839 that the state is requiring us to do 1243 00:56:07,839 --> 00:56:10,960 something like this but I think this 1244 00:56:10,960 --> 00:56:15,359 particular zone gives us a some 1245 00:56:15,359 --> 00:56:17,359 flexibility 1246 00:56:17,359 --> 00:56:19,760 in the in the sense of anybody in the 1247 00:56:19,760 --> 00:56:21,520 district if they choose to do something 1248 00:56:21,520 --> 00:56:24,240 with their property, they can. No one 1249 00:56:24,240 --> 00:56:27,599 has to. And 1250 00:56:27,599 --> 00:56:29,520 um 1251 00:56:29,520 --> 00:56:32,640 and I don't think that in my just 1252 00:56:32,640 --> 00:56:34,720 thinking about how the development works 1253 00:56:34,720 --> 00:56:37,119 and the well restrictions and the septic 1254 00:56:37,119 --> 00:56:41,680 systems and the setbacks that these 1255 00:56:41,680 --> 00:56:44,640 um parcels will ever see the full 1256 00:56:44,640 --> 00:56:47,359 maximum. And even if we can only get a 1257 00:56:47,359 --> 00:56:51,680 few units, it's better than nothing. And 1258 00:56:51,680 --> 00:56:54,880 so I I I really do appreciate the 1259 00:56:54,880 --> 00:56:56,720 planning board's thoughtfulness and 1260 00:56:56,720 --> 00:57:00,160 taking all this information in and um 1261 00:57:00,160 --> 00:57:04,799 providing this um as an area uh for the 1262 00:57:04,799 --> 00:57:07,280 development. It does make a lot of sense 1263 00:57:07,280 --> 00:57:10,240 and I do understand the residents in the 1264 00:57:10,240 --> 00:57:14,160 districts, their concern. Um, but I 1265 00:57:14,160 --> 00:57:16,799 really I mean they don't have to sell 1266 00:57:16,799 --> 00:57:20,079 and they don't have to develop and it 1267 00:57:20,079 --> 00:57:22,160 will be slow and incremental and I truly 1268 00:57:22,160 --> 00:57:23,920 believe that. I've lived in town a long 1269 00:57:23,920 --> 00:57:28,000 time and I've seen the issues and um I I 1270 00:57:28,000 --> 00:57:29,680 don't want us to lose grants if this 1271 00:57:29,680 --> 00:57:31,440 gets voted down. I don't want to have 1272 00:57:31,440 --> 00:57:33,839 the town um you know lose a lot of 1273 00:57:33,839 --> 00:57:36,400 funding and I I really do appreciate the 1274 00:57:36,400 --> 00:57:41,670 planning board's um work on this. 1275 00:57:41,680 --> 00:57:43,680 Thank you, Linda. All right, I'm gonna 1276 00:57:43,680 --> 00:57:51,430 go back to Brian M. Housen. 1277 00:57:51,440 --> 00:57:53,359 Thanks, Brian Mhousen. Nine Hastings 1278 00:57:53,359 --> 00:57:55,200 Street. I'm in that area just on the 1279 00:57:55,200 --> 00:57:58,240 other side of the street there. Um, so I 1280 00:57:58,240 --> 00:58:00,240 just wanted to raise another question 1281 00:58:00,240 --> 00:58:02,799 about what what came up when I asked my 1282 00:58:02,799 --> 00:58:04,720 first question, which is why not closer 1283 00:58:04,720 --> 00:58:07,119 to the MBTA, right? if if the idea is to 1284 00:58:07,119 --> 00:58:09,839 create low-income housing close to 1285 00:58:09,839 --> 00:58:12,160 transit, not necessarily like close to 1286 00:58:12,160 --> 00:58:14,319 our tiny little mall that doesn't really 1287 00:58:14,319 --> 00:58:18,240 seem to be going anywhere. Um, 1288 00:58:18,240 --> 00:58:20,720 why and and and then we didn't get to 1289 00:58:20,720 --> 00:58:22,400 didn't really get an answer on why we 1290 00:58:22,400 --> 00:58:25,280 didn't count the town homes that we 1291 00:58:25,280 --> 00:58:27,040 already have over by the old Bose 1292 00:58:27,040 --> 00:58:29,359 property. I I meant to reuse those sort 1293 00:58:29,359 --> 00:58:33,440 of already exist home. understand that 1294 00:58:33,440 --> 00:58:35,119 and I understand why you don't and I 1295 00:58:35,119 --> 00:58:36,720 understand why you don't want to like 1296 00:58:36,720 --> 00:58:38,160 the wealthy land owners down by the 1297 00:58:38,160 --> 00:58:39,200 river don't want to look at the 1298 00:58:39,200 --> 00:58:40,799 low-income housing 1299 00:58:40,799 --> 00:58:44,480 um there but and give those low-inccome 1300 00:58:44,480 --> 00:58:46,160 housing a nice view of the river. I 1301 00:58:46,160 --> 00:58:48,720 understand that too. So, but it doesn't 1302 00:58:48,720 --> 00:58:50,319 seem like this was really selected for 1303 00:58:50,319 --> 00:58:51,760 anything other than development of the 1304 00:58:51,760 --> 00:58:53,440 lower village which doesn't really seem 1305 00:58:53,440 --> 00:58:55,760 to be developing. It seems to be ant 1306 00:58:55,760 --> 00:58:58,319 like going backwards. 1307 00:58:58,319 --> 00:59:00,480 Thank you. That's all 1308 00:59:00,480 --> 00:59:03,839 that way. Can you comment on 1309 00:59:03,839 --> 00:59:08,000 the housing near the old Boris property? 1310 00:59:08,000 --> 00:59:14,400 Um yes. So we we cannot count existing homes 1311 00:59:14,400 --> 00:59:17,760 toward it simply because we have um 1312 00:59:17,760 --> 00:59:20,640 other other housing developments. Um you 1313 00:59:20,640 --> 00:59:23,359 know we can't say that we've um provided 1314 00:59:23,359 --> 00:59:25,760 our our multif family requirements. 1315 00:59:25,760 --> 00:59:27,119 What do you mean we haven't met the 1316 00:59:27,119 --> 00:59:28,799 multif family zoning by having multif 1317 00:59:28,799 --> 00:59:30,640 family housing there? 1318 00:59:30,640 --> 00:59:38,230 No. Um, unfortunately. So, you 1319 00:59:38,240 --> 00:59:38,880 Okay. 1320 00:59:38,880 --> 00:59:42,400 It has to be new. 1321 00:59:42,400 --> 00:59:43,359 I don't know. 1322 00:59:43,359 --> 00:59:44,079 Okay. 1323 00:59:44,079 --> 00:59:46,799 It doesn't seem great. 1324 00:59:46,799 --> 00:59:58,390 I'm going to move to Brian Martinson. 1325 00:59:58,400 --> 01:00:00,240 Hold on, Brian. We haven't unmuted you 1326 01:00:00,240 --> 01:00:10,230 yet. Sorry. 1327 01:00:10,240 --> 01:00:11,599 Okay. Am I unmuted? 1328 01:00:11,599 --> 01:00:12,000 Yes. 1329 01:00:12,000 --> 01:00:16,240 I I have a comment uh and and a question. There's 1330 01:00:16,240 --> 01:00:18,240 been a lot of commentary and not a whole 1331 01:00:18,240 --> 01:00:21,839 lot of questions. So, you could place uh 1332 01:00:21,839 --> 01:00:25,040 a 3A in on top of an existing 1333 01:00:25,040 --> 01:00:28,480 multifamily neighborhood. 1334 01:00:28,480 --> 01:00:30,880 Many other towns have done that. We 1335 01:00:30,880 --> 01:00:33,520 could have done that. 1336 01:00:33,520 --> 01:00:35,680 I know that people there living there 1337 01:00:35,680 --> 01:00:38,480 wouldn't like it just as people who live 1338 01:00:38,480 --> 01:00:40,880 in the East Lower Village don't like it. 1339 01:00:40,880 --> 01:00:43,200 But you could have done that. So that's 1340 01:00:43,200 --> 01:00:46,720 my comment. My question is 1341 01:00:46,720 --> 01:00:51,200 I as you know I'm not happy with with 1342 01:00:51,200 --> 01:00:52,799 the direction that the planning would 1343 01:00:52,799 --> 01:00:55,359 take and and I've been very evocal about 1344 01:00:55,359 --> 01:00:58,319 it. you did an analysis of where you 1345 01:00:58,319 --> 01:01:01,760 looked at 20 or so sites. 1346 01:01:01,760 --> 01:01:06,470 And when I read this analysis, 1347 01:01:06,480 --> 01:01:12,720 it's like a a a a neverending 1348 01:01:12,720 --> 01:01:15,760 list of why it would be impossible to 1349 01:01:15,760 --> 01:01:19,200 put a 3A zone there. 1350 01:01:19,200 --> 01:01:21,680 And then I look at the one that you 1351 01:01:21,680 --> 01:01:25,520 prepared for the East Lower Village. 1352 01:01:25,520 --> 01:01:27,920 and you don't have any negative impacts 1353 01:01:27,920 --> 01:01:31,119 on the at least East Lower Village. All 1354 01:01:31,119 --> 01:01:34,000 you list is why this is the only place 1355 01:01:34,000 --> 01:01:37,200 in town that you could put such a 1356 01:01:37,200 --> 01:01:39,760 district. And if you read it, I think 1357 01:01:39,760 --> 01:01:42,400 you will see that. Do you think that was 1358 01:01:42,400 --> 01:01:48,870 a fair way to evaluate these sites? 1359 01:01:48,880 --> 01:01:51,119 you we there's a lot of negative reasons 1360 01:01:51,119 --> 01:01:53,520 why the East Lower Village shouldn't 1361 01:01:53,520 --> 01:01:55,599 have been considered, but you didn't 1362 01:01:55,599 --> 01:01:58,319 consider that. All you considered, if 1363 01:01:58,319 --> 01:02:00,960 this is true, are all the reasons why 1364 01:02:00,960 --> 01:02:03,599 it'd be a great place. 1365 01:02:03,599 --> 01:02:06,559 Why did you decide that? Why didn't you 1366 01:02:06,559 --> 01:02:10,559 not look at the uh uh negative impacts? 1367 01:02:10,559 --> 01:02:12,799 Certainly our residents, village 1368 01:02:12,799 --> 01:02:14,559 residents have been giving you all the 1369 01:02:14,559 --> 01:02:16,720 negative impacts that they feel, but you 1370 01:02:16,720 --> 01:02:19,200 didn't consider them. Why not? 1371 01:02:19,200 --> 01:02:21,599 So I I don't mean for that document to 1372 01:02:21,599 --> 01:02:24,559 be interpreted as not considering the 1373 01:02:24,559 --> 01:02:26,720 negative. That document is intended to 1374 01:02:26,720 --> 01:02:28,559 be our argument for 1375 01:02:28,559 --> 01:02:31,599 Oh, why didn't you do a fair comparison 1376 01:02:31,599 --> 01:02:33,520 among all the sites, including the East 1377 01:02:33,520 --> 01:02:35,920 Lower Village? Again, the alternatives 1378 01:02:35,920 --> 01:02:38,640 document is trying to be transparent at 1379 01:02:38,640 --> 01:02:40,880 the reasons why we didn't choose. Now, 1380 01:02:40,880 --> 01:02:43,440 some of those are 1381 01:02:43,440 --> 01:02:46,799 hard and strict in terms of um the 1382 01:02:46,799 --> 01:02:49,119 states excluded land and some of those 1383 01:02:49,119 --> 01:02:51,680 are choices and criteria that we 1384 01:02:51,680 --> 01:02:55,440 applied. So again, the alternatives 1385 01:02:55,440 --> 01:02:59,040 document is meant to show you what our 1386 01:02:59,040 --> 01:03:01,760 decision criteria was or why we excluded 1387 01:03:01,760 --> 01:03:03,680 it. And the other document is meant to 1388 01:03:03,680 --> 01:03:06,799 show you why we chose uh East Lower 1389 01:03:06,799 --> 01:03:08,000 Village. Um 1390 01:03:08,000 --> 01:03:10,960 yeah, clearly that's what it was. Do you 1391 01:03:10,960 --> 01:03:13,040 think that's kind of a fair way to 1392 01:03:13,040 --> 01:03:17,839 analyze individual properties and um 1393 01:03:17,839 --> 01:03:19,680 look at the costs and benefits and pick 1394 01:03:19,680 --> 01:03:22,319 the right one? 1395 01:03:22,319 --> 01:03:23,359 you haven't 1396 01:03:23,359 --> 01:03:25,200 I think if you take a step back and look 1397 01:03:25,200 --> 01:03:28,319 at the larger greater criteria we 1398 01:03:28,319 --> 01:03:31,200 applied in terms of not wanting to be a 1399 01:03:31,200 --> 01:03:33,760 local road because of significant 1400 01:03:33,760 --> 01:03:37,200 traffic impact from a percentage 1401 01:03:37,200 --> 01:03:40,319 standpoint, not wanting it to be a large 1402 01:03:40,319 --> 01:03:43,359 all at once uh development and really 1403 01:03:43,359 --> 01:03:46,480 taking the input from citizens of town 1404 01:03:46,480 --> 01:03:49,440 um not only in preferred location but 1405 01:03:49,440 --> 01:03:54,000 also in um what they wanted to protect. 1406 01:03:54,000 --> 01:03:56,160 That's those are the criteria that come 1407 01:03:56,160 --> 01:03:58,559 across. That's what you see. 1408 01:03:58,559 --> 01:04:02,319 Okay. I I I'm by the way, Brian, across 1409 01:04:02,319 --> 01:04:05,520 the street. I'm I I agree with you 1410 01:04:05,520 --> 01:04:08,160 entirely. And my preferred site is the 1411 01:04:08,160 --> 01:04:11,359 one on South Actton Road. It's perfectly 1412 01:04:11,359 --> 01:04:13,039 developable. 1413 01:04:13,039 --> 01:04:15,920 There's no reasons. It's not a landfill. 1414 01:04:15,920 --> 01:04:19,039 Nobody is proposing to build on that 1415 01:04:19,039 --> 01:04:21,839 landfill. there's plenty of acreage 1416 01:04:21,839 --> 01:04:25,440 beside it. Um, the water resource 1417 01:04:25,440 --> 01:04:28,720 protection zone, that's a bogus issue. 1418 01:04:28,720 --> 01:04:31,520 You could very easily site a driveway 1419 01:04:31,520 --> 01:04:35,280 over that. It wouldn't require special 1420 01:04:35,280 --> 01:04:38,079 permit necessarily. In fact, if you 1421 01:04:38,079 --> 01:04:39,599 wrote it in here, it wouldn't require a 1422 01:04:39,599 --> 01:04:42,720 special permit at all. So, there's no 1423 01:04:42,720 --> 01:04:44,960 legitimate reason why you can't consider 1424 01:04:44,960 --> 01:04:47,280 that. Plus, it's within walking 1425 01:04:47,280 --> 01:04:49,839 distance, a half mile. 1426 01:04:49,839 --> 01:04:53,119 of the train station. I think that's the 1427 01:04:53,119 --> 01:04:56,640 best site for for Stow. 1428 01:04:56,640 --> 01:05:00,160 All right. Well, thank you. 1429 01:05:00,160 --> 01:05:03,520 Any other uh 1430 01:05:03,520 --> 01:05:07,039 let's do uh Ruth. Oh, I'm sorry. Oh, no. 1431 01:05:07,039 --> 01:05:09,119 J. Yeah, Ruth 1432 01:05:09,119 --> 01:05:12,720 and Jim. We'll get back to you. 1433 01:05:12,720 --> 01:05:17,599 Hi. Thanks. This is Ruth. Um, so I know, 1434 01:05:17,599 --> 01:05:20,559 um, I've come to understand that a lot 1435 01:05:20,559 --> 01:05:23,440 of the reasoning for this area, East 1436 01:05:23,440 --> 01:05:25,760 Lower Village, is for to create a 1437 01:05:25,760 --> 01:05:28,240 vibrant lower village business district 1438 01:05:28,240 --> 01:05:32,000 and walkability. Um, and you cannot walk 1439 01:05:32,000 --> 01:05:36,559 from the proposed site to um the 1440 01:05:36,559 --> 01:05:39,839 business district at all. So, I know and 1441 01:05:39,839 --> 01:05:42,640 it's been said before that it may 1442 01:05:42,640 --> 01:05:44,960 incentivize a developer to put in a 1443 01:05:44,960 --> 01:05:47,680 sidewalk, but if you're leaving it up to 1444 01:05:47,680 --> 01:05:50,960 say one homeowner who decides they want 1445 01:05:50,960 --> 01:05:54,640 to sell or one homeowner who decides to 1446 01:05:54,640 --> 01:05:58,559 build a second unit on their property or 1447 01:05:58,559 --> 01:06:00,799 two units on their property, they're not 1448 01:06:00,799 --> 01:06:04,400 going to put in a sidewalk. So it's not 1449 01:06:04,400 --> 01:06:06,799 isn't going to make it any walk there's 1450 01:06:06,799 --> 01:06:10,000 no walkability with this plan. 1451 01:06:10,000 --> 01:06:11,760 So Val 1452 01:06:11,760 --> 01:06:13,920 about the state. 1453 01:06:13,920 --> 01:06:16,319 Yes. Um so the state has opened up a 1454 01:06:16,319 --> 01:06:19,839 capital grant source for towns that are 1455 01:06:19,839 --> 01:06:22,559 compliant with MBTA communities. And 1456 01:06:22,559 --> 01:06:24,559 given that it's long been been a 1457 01:06:24,559 --> 01:06:26,480 priority of the town to construct a 1458 01:06:26,480 --> 01:06:29,440 sidewalk from lower village um to the 1459 01:06:29,440 --> 01:06:32,000 Maynard town line, um I feel that this 1460 01:06:32,000 --> 01:06:33,920 would be a great grant application to 1461 01:06:33,920 --> 01:06:36,880 the state so that the town could um work 1462 01:06:36,880 --> 01:06:38,799 on its own behalf to get a sidewalk at 1463 01:06:38,799 --> 01:06:41,920 that location. 1464 01:06:41,920 --> 01:06:58,309 All right, let's go to Moren's iPad. 1465 01:06:58,319 --> 01:07:00,160 Sorry. 1466 01:07:00,160 --> 01:07:02,319 Um, this may be a stupid question. I'm 1467 01:07:02,319 --> 01:07:02,640 not sure. 1468 01:07:02,640 --> 01:07:03,839 If you can just state your name and 1469 01:07:03,839 --> 01:07:04,799 address first. 1470 01:07:04,799 --> 01:07:08,480 Oh, sorry. Marin Vanesse, 55 Pompacet. 1471 01:07:08,480 --> 01:07:12,000 Um, I know the state's goal is to create 1472 01:07:12,000 --> 01:07:13,440 more housing because we know in 1473 01:07:13,440 --> 01:07:17,119 Massachusetts we're low on housing. Um, 1474 01:07:17,119 --> 01:07:19,599 is there any way that the state could 1475 01:07:19,599 --> 01:07:23,599 change its mind and take this property, 1476 01:07:23,599 --> 01:07:28,390 these properties by imminent domain? 1477 01:07:28,400 --> 01:07:30,400 Has anybody 1478 01:07:30,400 --> 01:07:33,440 asked town council or researched that at 1479 01:07:33,440 --> 01:07:34,960 all? I don't know. Maybe, as I say, 1480 01:07:34,960 --> 01:07:37,039 maybe that is a stupid question. I'm not 1481 01:07:37,039 --> 01:07:39,680 sure, but I'm just curious. 1482 01:07:39,680 --> 01:07:42,160 That is that is not the state's intent. 1483 01:07:42,160 --> 01:07:44,640 No, they they do not own any of this 1484 01:07:44,640 --> 01:07:46,720 land. They are not looking to acquire 1485 01:07:46,720 --> 01:07:50,480 land. Um in in fact the state is looking 1486 01:07:50,480 --> 01:07:52,960 at um at some properties that they own 1487 01:07:52,960 --> 01:07:54,960 across the state for housing but it is 1488 01:07:54,960 --> 01:07:57,599 not this type of land. It's the dam 1489 01:07:57,599 --> 01:07:58,799 owned land. 1490 01:07:58,799 --> 01:08:01,680 Right. I know but I know that well as 1491 01:08:01,680 --> 01:08:04,880 far as the construction of the the 1492 01:08:04,880 --> 01:08:07,680 bridge in um the Sagamore Bridge that 1493 01:08:07,680 --> 01:08:10,880 people that are living near the bridge 1494 01:08:10,880 --> 01:08:12,880 their properties are being taken by 1495 01:08:12,880 --> 01:08:15,520 imminent domain. I I know that's a 1496 01:08:15,520 --> 01:08:18,000 roadway and a bridge and it's different, 1497 01:08:18,000 --> 01:08:20,640 but I just wanted to make sure that 1498 01:08:20,640 --> 01:08:22,480 there's no way the state could change 1499 01:08:22,480 --> 01:08:25,120 its mind and decide, well, we need this 1500 01:08:25,120 --> 01:08:29,440 housing and too bad. 1501 01:08:29,440 --> 01:08:31,520 The state has not indicated at all that 1502 01:08:31,520 --> 01:08:33,359 they are looking to become um housing 1503 01:08:33,359 --> 01:08:35,759 developers in this way. No. Okay. 1504 01:08:35,759 --> 01:08:52,390 Thank you. Let's go to Jenny. 1505 01:08:52,400 --> 01:08:54,719 Hello. 1506 01:08:54,719 --> 01:08:55,120 Yes. 1507 01:08:55,120 --> 01:08:56,480 Hello. 1508 01:08:56,480 --> 01:08:58,799 Yes. 1509 01:08:58,799 --> 01:09:01,199 Hi. Actually, this is Dorothy Granite, 1510 01:09:01,199 --> 01:09:05,679 11 White Pond Road, and um I guess this 1511 01:09:05,679 --> 01:09:08,560 is a comment. Um, 1512 01:09:08,560 --> 01:09:12,880 I at this point uh 1513 01:09:12,880 --> 01:09:14,799 feel like 1514 01:09:14,799 --> 01:09:19,669 the thought 1515 01:09:19,679 --> 01:09:21,199 Dorothy, you're breaking up a little 1516 01:09:21,199 --> 01:09:23,600 bit. Um, and we can't hear you. 1517 01:09:23,600 --> 01:09:26,080 The area being where it is walkability 1518 01:09:26,080 --> 01:09:28,719 to that. 1519 01:09:28,719 --> 01:09:31,120 Just a moment. Can you hear me now? Is 1520 01:09:31,120 --> 01:09:31,920 this better? 1521 01:09:31,920 --> 01:09:32,319 Yes. 1522 01:09:32,319 --> 01:09:33,440 Hello. Guess not. 1523 01:09:33,440 --> 01:09:36,960 Yes. Okay. All right. Um 1524 01:09:36,960 --> 01:09:40,400 I feel that um the comment about the 1525 01:09:40,400 --> 01:09:43,520 area closer to the train station is 1526 01:09:43,520 --> 01:09:46,159 pretty valid. I also wanted to comment 1527 01:09:46,159 --> 01:09:48,319 as someone who's near there but not 1528 01:09:48,319 --> 01:09:53,040 abuing to the proposed place. The um 1529 01:09:53,040 --> 01:09:54,960 comments regarding they don't have to 1530 01:09:54,960 --> 01:09:57,199 develop. I don't think so many of the 1531 01:09:57,199 --> 01:09:59,040 people worried about themselves 1532 01:09:59,040 --> 01:10:01,360 developing. It's what's going to happen 1533 01:10:01,360 --> 01:10:04,800 right beside them. Also, the other 1534 01:10:04,800 --> 01:10:07,920 comment is where it's proposed that you 1535 01:10:07,920 --> 01:10:10,400 want this so we can help develop a 1536 01:10:10,400 --> 01:10:14,239 lockable area like in our lower village. 1537 01:10:14,239 --> 01:10:17,280 that was said a lot when the new zoning 1538 01:10:17,280 --> 01:10:19,920 for the uh lower village business 1539 01:10:19,920 --> 01:10:22,239 district was and the road that I was 1540 01:10:22,239 --> 01:10:24,960 that I live on was touted as the 1541 01:10:24,960 --> 01:10:28,320 pedestrian walkway because it connects 1542 01:10:28,320 --> 01:10:32,320 track road the asabet wildlife and the 1543 01:10:32,320 --> 01:10:35,600 bike path to the town but after that was 1544 01:10:35,600 --> 01:10:40,640 passed then the permit was given for a a 1545 01:10:40,640 --> 01:10:44,320 property owner that 1546 01:10:44,320 --> 01:10:47,199 developed without without following his 1547 01:10:47,199 --> 01:10:49,280 original permit and it's turned White 1548 01:10:49,280 --> 01:10:54,800 Pawn Road into a nonfriendly spot for 1549 01:10:54,800 --> 01:10:57,040 the pedestrians. So, it just leaves me 1550 01:10:57,040 --> 01:11:00,709 feeling 1551 01:11:00,719 --> 01:11:02,239 do we believe like this is great for 1552 01:11:02,239 --> 01:11:04,560 pedestrians because it didn't show that 1553 01:11:04,560 --> 01:11:06,560 that's where the followrough was with 1554 01:11:06,560 --> 01:11:10,480 the last two for pedestrian downtown. 1555 01:11:10,480 --> 01:11:14,640 That's my comment. Thank you, Dorothy. 1556 01:11:14,640 --> 01:11:18,159 Okay, we are well past the hour. Um, so 1557 01:11:18,159 --> 01:11:20,400 I'm going to see if we can take any last 1558 01:11:20,400 --> 01:11:23,199 comments and then we'll see if the board 1559 01:11:23,199 --> 01:11:25,840 wants to close the hearing or not. Um, 1560 01:11:25,840 --> 01:11:31,030 so Ruth 1561 01:11:31,040 --> 01:11:32,880 um 1562 01:11:32,880 --> 01:11:35,679 Ruth the Blank 33 PMP Pacific Street. 1563 01:11:35,679 --> 01:11:39,199 Um, I don't have any other comments 1564 01:11:39,199 --> 01:11:42,560 except that I would really like to um 1565 01:11:42,560 --> 01:11:44,880 revisit this again 1566 01:11:44,880 --> 01:11:47,360 uh and find some more open space that 1567 01:11:47,360 --> 01:11:49,040 can be developed where we won't be 1568 01:11:49,040 --> 01:11:51,920 destroying a lot of uh wildlife and 1569 01:11:51,920 --> 01:11:55,520 woods. Thank you for hosting this. 1570 01:11:55,520 --> 01:11:58,480 Thank you, Ruth. 1571 01:11:58,480 --> 01:12:01,280 Okay. Um, so going to open up to the 1572 01:12:01,280 --> 01:12:06,239 playing board to see. Um, Nancy, um, 1573 01:12:06,239 --> 01:12:08,560 just in response to some of the 1574 01:12:08,560 --> 01:12:12,320 comments, I'm just curious, um, Valerie, 1575 01:12:12,320 --> 01:12:13,760 because you've followed the whole 1576 01:12:13,760 --> 01:12:17,600 process, if a new site was to be 1577 01:12:17,600 --> 01:12:19,120 introduced, 1578 01:12:19,120 --> 01:12:22,000 and I know the process going through the 1579 01:12:22,000 --> 01:12:25,679 state is is quite complicated for 1580 01:12:25,679 --> 01:12:27,920 approval before a town meeting. would it 1581 01:12:27,920 --> 01:12:31,040 even fall within the time frame of what 1582 01:12:31,040 --> 01:12:34,719 is left before the deadline? 1583 01:12:34,719 --> 01:12:36,719 Thank you for for asking that so I have 1584 01:12:36,719 --> 01:12:39,440 a moment to clarify. Um appreciate it. 1585 01:12:39,440 --> 01:12:42,880 So um if the planning board opted to go 1586 01:12:42,880 --> 01:12:46,400 with a different location um we would uh 1587 01:12:46,400 --> 01:12:48,960 we would not be able to present at 1588 01:12:48,960 --> 01:12:52,159 October town meeting. Um I you know it 1589 01:12:52,159 --> 01:12:54,800 took the board this is I think month 13 1590 01:12:54,800 --> 01:12:56,960 since we really started this process in 1591 01:12:56,960 --> 01:13:00,640 depth. Um so took us 13 months to get 1592 01:13:00,640 --> 01:13:02,719 here. I can't say how long it may take 1593 01:13:02,719 --> 01:13:05,600 us to potentially find a secondary 1594 01:13:05,600 --> 01:13:07,920 location. Um but we have until the end 1595 01:13:07,920 --> 01:13:09,600 of this year to comply with the state's 1596 01:13:09,600 --> 01:13:12,560 law. So we have 3 months left uh four 1597 01:13:12,560 --> 01:13:14,080 months left. Um, so 1598 01:13:14,080 --> 01:13:16,320 and that includes the pre-submissions 1599 01:13:16,320 --> 01:13:19,280 that we have to give them on the way to 1600 01:13:19,280 --> 01:13:21,760 getting things approved by them. Right. 1601 01:13:21,760 --> 01:13:27,199 Yes. We've been working with the state's office of um livable 1602 01:13:27,199 --> 01:13:30,000 communities um the AG's office, town 1603 01:13:30,000 --> 01:13:32,000 council, multiple different consulting 1604 01:13:32,000 --> 01:13:35,520 firms um on on this effort. So 1605 01:13:35,520 --> 01:13:38,719 yeah, I just wanted to check 1606 01:13:38,719 --> 01:13:40,719 other playing board member comments or 1607 01:13:40,719 --> 01:13:46,390 questions. 1608 01:13:46,400 --> 01:13:48,480 I did I did actually want to just bring 1609 01:13:48,480 --> 01:13:52,080 up one other um item regarding the 1610 01:13:52,080 --> 01:13:54,159 sighting of housing in near that 1611 01:13:54,159 --> 01:13:57,360 landfill. Um we did receive uh written 1612 01:13:57,360 --> 01:13:59,679 comments from the state that landfills 1613 01:13:59,679 --> 01:14:01,840 are not appropriate sites for 3A 1614 01:14:01,840 --> 01:14:03,600 districts. So I did ask them 1615 01:14:03,600 --> 01:14:05,760 specifically about that site off of 1616 01:14:05,760 --> 01:14:08,960 South Actton Road. Um so given given 1617 01:14:08,960 --> 01:14:11,840 that the state commented that um I am 1618 01:14:11,840 --> 01:14:14,000 unclear uh you know it seems that they 1619 01:14:14,000 --> 01:14:16,320 would reject that location in the 1620 01:14:16,320 --> 01:14:21,189 future. 1621 01:14:21,199 --> 01:14:22,719 M 1622 01:14:22,719 --> 01:14:25,360 um can you just clarify? There was one 1623 01:14:25,360 --> 01:14:29,120 speaker who um seemed to indicate that 1624 01:14:29,120 --> 01:14:31,040 it was his impression that all this 1625 01:14:31,040 --> 01:14:33,360 housing was going to be affordable. Can 1626 01:14:33,360 --> 01:14:35,440 you just clarify that and make that 1627 01:14:35,440 --> 01:14:38,320 really clear uh what the actual is going 1628 01:14:38,320 --> 01:14:39,760 to happen there? 1629 01:14:39,760 --> 01:14:43,679 Yes, thank you. So this is um this is uh 1630 01:14:43,679 --> 01:14:45,920 in intended as any other housing 1631 01:14:45,920 --> 01:14:49,520 development. So, um there's only 10% um 1632 01:14:49,520 --> 01:14:52,320 of housing if if homes were to be 1633 01:14:52,320 --> 01:14:54,320 developed, only 10% would be required to 1634 01:14:54,320 --> 01:14:56,480 be deed restricted affordable. So, 1635 01:14:56,480 --> 01:14:59,040 that's typical to any other subdivision. 1636 01:14:59,040 --> 01:15:01,679 Um so, this is not intended as um like 1637 01:15:01,679 --> 01:15:06,320 the low lowincome housing. Um so, it's only 10% that would be deed 1638 01:15:06,320 --> 01:15:07,199 restricted. 1639 01:15:07,199 --> 01:15:09,280 And again, that wouldn't kick in unless 1640 01:15:09,280 --> 01:15:11,520 they were building at least how many 1641 01:15:11,520 --> 01:15:13,280 units? 1642 01:15:13,280 --> 01:15:14,719 At least 10 units, 1643 01:15:14,719 --> 01:15:17,199 right? So if they were sticking to less 1644 01:15:17,199 --> 01:15:19,360 than 10 units, uh there would actually 1645 01:15:19,360 --> 01:15:21,199 not be affordable 1646 01:15:21,199 --> 01:15:24,229 units, 1647 01:15:24,239 --> 01:15:27,360 meaning just so everybody um is clear, 1648 01:15:27,360 --> 01:15:29,840 that would be the state defined 1649 01:15:29,840 --> 01:15:33,760 deed deed restricted affordable units. 1650 01:15:33,760 --> 01:15:36,239 Um 1651 01:15:36,239 --> 01:15:39,920 okay. Um any other comments or questions 1652 01:15:39,920 --> 01:15:45,189 from the board? 1653 01:15:45,199 --> 01:15:47,679 All right. Um, Brian, I know you have 1654 01:15:47,679 --> 01:15:49,679 your hand up. Uh, so the question is, is 1655 01:15:49,679 --> 01:15:52,800 there something new you wanted to share 1656 01:15:52,800 --> 01:15:54,960 before we close? One second. We haven't 1657 01:15:54,960 --> 01:16:01,510 unmuted you. 1658 01:16:01,520 --> 01:16:02,719 Yeah. I'd like to seek some 1659 01:16:02,719 --> 01:16:05,199 clarification on something. Can you hear 1660 01:16:05,199 --> 01:16:05,840 me? 1661 01:16:05,840 --> 01:16:06,480 Yes. 1662 01:16:06,480 --> 01:16:10,000 Okay, good. So Valerie, um, 1663 01:16:10,000 --> 01:16:12,400 regarding the South Actton road site, 1664 01:16:12,400 --> 01:16:15,760 um, you frequently raise this issue of 1665 01:16:15,760 --> 01:16:19,280 the landfill and that, uh, the state 1666 01:16:19,280 --> 01:16:21,679 wouldn't allow something on a former 1667 01:16:21,679 --> 01:16:24,400 landfill. 1668 01:16:24,400 --> 01:16:26,560 We haven't even been talking about 1669 01:16:26,560 --> 01:16:29,600 acreage that is on top of the landfill. 1670 01:16:29,600 --> 01:16:32,000 we've been talking about or suggesting 1671 01:16:32,000 --> 01:16:34,400 and you guys have suggested it as well 1672 01:16:34,400 --> 01:16:37,840 at one time that acreage which isn't 1673 01:16:37,840 --> 01:16:39,840 part of the landfill. 1674 01:16:39,840 --> 01:16:41,360 So 1675 01:16:41,360 --> 01:16:43,760 are you deliberately trying to confuse 1676 01:16:43,760 --> 01:16:46,480 things for people because it seems that 1677 01:16:46,480 --> 01:16:48,480 way? 1678 01:16:48,480 --> 01:16:51,120 Um uh no again I think if people look at 1679 01:16:51,120 --> 01:16:54,320 the alternatives document we do outline 1680 01:16:54,320 --> 01:16:58,400 overall the entire parcel why we did not 1681 01:16:58,400 --> 01:17:00,320 choose that parcel and there are 1682 01:17:00,320 --> 01:17:03,280 multiple reasons. So again the reason 1683 01:17:03,280 --> 01:17:05,600 why we created the alternatives document 1684 01:17:05,600 --> 01:17:08,239 is so that it would be transparent the 1685 01:17:08,239 --> 01:17:10,880 reasons why we did not choose various 1686 01:17:10,880 --> 01:17:15,760 parcels. So again, 1687 01:17:15,760 --> 01:17:18,560 there's very little much of the land 1688 01:17:18,560 --> 01:17:20,880 along South Actton Road is state defined 1689 01:17:20,880 --> 01:17:23,760 excluded. So when folks have referred to 1690 01:17:23,760 --> 01:17:27,199 the South Actton Road land at the at the 1691 01:17:27,199 --> 01:17:30,800 um town line that that is the land that 1692 01:17:30,800 --> 01:17:32,800 we have been looking at which is on page 1693 01:17:32,800 --> 01:17:35,199 14 of that document. So I I am not 1694 01:17:35,199 --> 01:17:38,159 intending to confuse the matter. I'm I 1695 01:17:38,159 --> 01:17:40,159 am fully feeling as though I'm 1696 01:17:40,159 --> 01:17:41,280 addressing the concern. 1697 01:17:41,280 --> 01:17:45,199 Again, that land included both the what 1698 01:17:45,199 --> 01:17:48,480 was the former dump as well as the land 1699 01:17:48,480 --> 01:17:51,280 adjacent to the former dump which has no 1700 01:17:51,280 --> 01:17:56,239 frontage on South Aton Road um without 1701 01:17:56,239 --> 01:17:59,600 going over the water resource protection 1702 01:17:59,600 --> 01:18:01,600 area. And again, there are multiple 1703 01:18:01,600 --> 01:18:03,679 reasons possible. Everybody can go and 1704 01:18:03,679 --> 01:18:05,440 look at the alternatives document and 1705 01:18:05,440 --> 01:18:08,480 see the reasons we said and again I we 1706 01:18:08,480 --> 01:18:10,480 never said 1707 01:18:10,480 --> 01:18:12,320 a lot of the properties on the 1708 01:18:12,320 --> 01:18:15,360 alternatives it was not possible what we 1709 01:18:15,360 --> 01:18:16,719 and none of them were submitted by the 1710 01:18:16,719 --> 01:18:19,040 state so we can't say for sure but what 1711 01:18:19,040 --> 01:18:21,679 we did say is that we've we've looked at 1712 01:18:21,679 --> 01:18:23,840 them and discussed them and put our 1713 01:18:23,840 --> 01:18:25,760 reasons forward of why we did not put 1714 01:18:25,760 --> 01:18:29,120 those pieces of property forward again 1715 01:18:29,120 --> 01:18:32,239 um that there's a link to thatter 1716 01:18:32,239 --> 01:18:34,159 alternative document as well as a link 1717 01:18:34,159 --> 01:18:37,199 to the reasons why we we did choose what 1718 01:18:37,199 --> 01:18:38,719 we did choose. 1719 01:18:38,719 --> 01:18:42,000 Yeah, I understand that. Um, and I've 1720 01:18:42,000 --> 01:18:45,760 read all those documents, but the 1721 01:18:45,760 --> 01:18:47,600 planning board respectively, you've 1722 01:18:47,600 --> 01:18:50,320 known that this was a con controversial 1723 01:18:50,320 --> 01:18:53,040 selection from at least since March of 1724 01:18:53,040 --> 01:18:57,120 this year, and you had plenty of time uh 1725 01:18:57,120 --> 01:19:00,400 to maybe provide an alternative or to 1726 01:19:00,400 --> 01:19:02,560 give people a choice at town meeting. 1727 01:19:02,560 --> 01:19:04,640 Would you like this area or this area? 1728 01:19:04,640 --> 01:19:07,520 But you decided not to do that. And I'm 1729 01:19:07,520 --> 01:19:10,560 wondering why you didn't allow or didn't 1730 01:19:10,560 --> 01:19:13,440 pursue two potential options to give the 1731 01:19:13,440 --> 01:19:15,600 town a choice because I think most 1732 01:19:15,600 --> 01:19:18,320 people if you were to ask them would you 1733 01:19:18,320 --> 01:19:20,560 like to have a 3A development on top of 1734 01:19:20,560 --> 01:19:22,719 your residential neighborhood? I think 1735 01:19:22,719 --> 01:19:25,679 most people would say hell no. 1736 01:19:25,679 --> 01:19:27,920 And there is no residences on some of 1737 01:19:27,920 --> 01:19:29,679 these sites. 1738 01:19:29,679 --> 01:19:32,640 And if if 1739 01:19:32,640 --> 01:19:34,960 I I don't know why you didn't do that. 1740 01:19:34,960 --> 01:19:37,679 Can you explain why you didn't? 1741 01:19:37,679 --> 01:19:39,920 Again, I think our foundation actually 1742 01:19:39,920 --> 01:19:42,320 touches upon some of the areas. One 1743 01:19:42,320 --> 01:19:44,480 being we are choosing incremental 1744 01:19:44,480 --> 01:19:47,199 development over a large development as 1745 01:19:47,199 --> 01:19:49,679 well as protecting open space which 1746 01:19:49,679 --> 01:19:51,360 multiple 1747 01:19:51,360 --> 01:19:53,600 uh you know the through resident 1748 01:19:53,600 --> 01:19:56,400 engagement and multiple town plans and 1749 01:19:56,400 --> 01:19:59,040 boards and committees uh have basically 1750 01:19:59,040 --> 01:20:02,320 said and given input that they uh would 1751 01:20:02,320 --> 01:20:06,000 prefer to keep those open. Um, so 1752 01:20:06,000 --> 01:20:08,880 but you never engaged. Okay, I'm not 1753 01:20:08,880 --> 01:20:10,560 going to sit here and debate you except 1754 01:20:10,560 --> 01:20:13,840 to say that we can acknowledge that no 1755 01:20:13,840 --> 01:20:15,920 matter where we put this, they will be 1756 01:20:15,920 --> 01:20:19,040 upset property owners and abutters. And 1757 01:20:19,040 --> 01:20:22,960 I don't think we have um tried to hide 1758 01:20:22,960 --> 01:20:26,239 that fact um that we understand that 1759 01:20:26,239 --> 01:20:28,719 there are set abutters and property 1760 01:20:28,719 --> 01:20:31,120 owners and we expect that no matter 1761 01:20:31,120 --> 01:20:34,000 where this goes even if it is on open 1762 01:20:34,000 --> 01:20:35,760 space by the way there will be a lot of 1763 01:20:35,760 --> 01:20:38,400 abutters to that open space. So I just 1764 01:20:38,400 --> 01:20:42,480 wanted to say that. Um, with that, I 1765 01:20:42,480 --> 01:20:46,960 guess I would ask the board if um we're 1766 01:20:46,960 --> 01:20:54,790 ready to close the hearing. 1767 01:20:54,800 --> 01:20:57,280 Actually, Lori, can I make a comment 1768 01:20:57,280 --> 01:20:58,159 about 1769 01:20:58,159 --> 01:21:00,960 Brian's comment? And I and I'd say that 1770 01:21:00,960 --> 01:21:02,880 I mean we did look at lots of 1771 01:21:02,880 --> 01:21:05,280 alternatives and we did present those 1772 01:21:05,280 --> 01:21:08,800 alternatives to a information meeting 1773 01:21:08,800 --> 01:21:11,040 where we got input from at least the 1774 01:21:11,040 --> 01:21:13,120 people that were there of what their 1775 01:21:13,120 --> 01:21:16,640 priorities were and also we the board 1776 01:21:16,640 --> 01:21:19,520 has talked about the possibility of 1777 01:21:19,520 --> 01:21:23,920 presenting two locations at town meeting 1778 01:21:23,920 --> 01:21:26,400 and we thought that was 1779 01:21:26,400 --> 01:21:29,920 very risky because how do you manage 1780 01:21:29,920 --> 01:21:34,239 that uh and know whether or not 1781 01:21:34,239 --> 01:21:36,080 hopefully at least one of them would 1782 01:21:36,080 --> 01:21:39,040 pass and a town meeting that would be 1783 01:21:39,040 --> 01:21:41,520 very risky and I think that was why 1784 01:21:41,520 --> 01:21:44,640 certainly I thought that wasn't a good 1785 01:21:44,640 --> 01:21:48,480 strategy to try to put two zones uh up 1786 01:21:48,480 --> 01:21:51,600 as a proposal at town meeting. 1787 01:21:51,600 --> 01:21:54,480 Yeah, I agree with John. I I can't 1788 01:21:54,480 --> 01:21:57,199 imagine coming to going to town meeting 1789 01:21:57,199 --> 01:21:58,960 with two proposals because one 1790 01:21:58,960 --> 01:22:00,560 neighborhood's going to be pointing to 1791 01:22:00,560 --> 01:22:02,159 the other neighborhood and you'll get 1792 01:22:02,159 --> 01:22:04,480 nowhere. 1793 01:22:04,480 --> 01:22:08,229 Exactly. 1794 01:22:08,239 --> 01:22:12,560 Right. Um with that, I'll take a motion 1795 01:22:12,560 --> 01:22:14,639 to close the hearing. 1796 01:22:14,639 --> 01:22:17,520 I move to close the hearing. 1797 01:22:17,520 --> 01:22:19,920 Second. 1798 01:22:19,920 --> 01:22:22,560 All right. Any other discussion before 1799 01:22:22,560 --> 01:22:24,560 we close the hearing? 1800 01:22:24,560 --> 01:22:28,000 I just make uh ask is there other 1801 01:22:28,000 --> 01:22:29,920 opportunities 1802 01:22:29,920 --> 01:22:33,280 for us to get public input and if there 1803 01:22:33,280 --> 01:22:34,880 are we should just tell people about 1804 01:22:34,880 --> 01:22:38,310 them 1805 01:22:38,320 --> 01:22:42,080 are there or or are there not? 1806 01:22:42,080 --> 01:22:44,880 Um we will be doing additional outreach. 1807 01:22:44,880 --> 01:22:48,159 Um but because we need to have the we 1808 01:22:48,159 --> 01:22:50,560 need to uh finalize the bylaw and the 1809 01:22:50,560 --> 01:22:53,360 location um there this really is the 1810 01:22:53,360 --> 01:22:56,560 last um opportunity for input that would 1811 01:22:56,560 --> 01:22:59,920 shape the bylaw or location. 1812 01:22:59,920 --> 01:23:01,280 And of course, I mean, people could 1813 01:23:01,280 --> 01:23:04,400 always join our planning board meetings 1814 01:23:04,400 --> 01:23:05,920 which are open to anybody who wants to 1815 01:23:05,920 --> 01:23:09,120 come and I'm sure this will be continued 1816 01:23:09,120 --> 01:23:12,159 to be discussed at some of them. 1817 01:23:12,159 --> 01:23:13,920 Continued to be discussed. 1818 01:23:13,920 --> 01:23:15,199 Yes. 1819 01:23:15,199 --> 01:23:17,760 Um just one thing I want to add before 1820 01:23:17,760 --> 01:23:20,719 we close is that 1821 01:23:20,719 --> 01:23:24,000 um I think Valerie's slide um I know we 1822 01:23:24,000 --> 01:23:27,280 went over it quickly but um this process 1823 01:23:27,280 --> 01:23:30,000 has been going on for a long time and I 1824 01:23:30,000 --> 01:23:33,040 can tell you that we we have done more 1825 01:23:33,040 --> 01:23:36,880 engagement on this process than probably 1826 01:23:36,880 --> 01:23:38,880 any other 1827 01:23:38,880 --> 01:23:42,639 zoning change we have. Um, again, it's 1828 01:23:42,639 --> 01:23:45,920 been going on for a year. The people in 1829 01:23:45,920 --> 01:23:47,840 the district were notified, I believe, 1830 01:23:47,840 --> 01:23:50,639 in March. Correct me if I'm wrong. Um, 1831 01:23:50,639 --> 01:23:53,600 and so we've been and and we've actually 1832 01:23:53,600 --> 01:23:57,440 held um individual sessions and and 1833 01:23:57,440 --> 01:23:59,600 invited uh property owners and butters 1834 01:23:59,600 --> 01:24:02,239 to those sessions as well. So besides 1835 01:24:02,239 --> 01:24:06,960 the in uh initial public process um 1836 01:24:06,960 --> 01:24:09,520 which again was more expensive than any 1837 01:24:09,520 --> 01:24:11,600 other zoning change we've had we've also 1838 01:24:11,600 --> 01:24:14,080 had specific sessions with the butters. 1839 01:24:14,080 --> 01:24:16,719 Um so just putting that out there for 1840 01:24:16,719 --> 01:24:19,679 everyone to know. Um we have had a 1841 01:24:19,679 --> 01:24:22,080 motion we have had a second. Any other 1842 01:24:22,080 --> 01:24:23,840 comments from the planning board about 1843 01:24:23,840 --> 01:24:29,270 closing the hearing? 1844 01:24:29,280 --> 01:24:31,120 All right. If not, I will take a roll 1845 01:24:31,120 --> 01:24:34,239 call vote on closing the hearing. Nancy 1846 01:24:34,239 --> 01:24:35,440 I. 1847 01:24:35,440 --> 01:24:36,400 Meg. 1848 01:24:36,400 --> 01:24:37,520 I. 1849 01:24:37,520 --> 01:24:38,400 Karen. 1850 01:24:38,400 --> 01:24:39,520 I. 1851 01:24:39,520 --> 01:24:40,480 John. 1852 01:24:40,480 --> 01:24:41,840 I. 1853 01:24:41,840 --> 01:24:44,400 And I. All right. Thank you everyone for 1854 01:24:44,400 --> 01:24:47,400 attending.