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MPSC Notes 02/10/14
MASTER PLAN STEERING COMMITTEE
WORKING SESSION NOTES   
February 10, 2014  - 1:00 PM
Conference Room B, 3rd Floor, Town Hall



Voting Members Present:  Charlie Corley, Chris Yates, Sam Wong, Julie Torres, Rodney Frias
Ex Officio Members Present: Tom Moses, Dave Stephens, Michael Burks, Linda Ghiloni
Others Present:  Jennifer Burke, Kerin Shea, Michelle Ciccolo, Ralph Wilmer (VHB)
Members Not Present:  Terrence Joyce, Lorraine Nelson, Jim Quinn, Arthur Redding, Lynn Valcourt, Tony Marques, John Blood, Don Garcia, Len Belli, Justin Provencher, Brian Choquette


Update
Four chapters are up online & available for public comment.    There have been a few articles in the paper about the draft chapter roll-out.  Comments are due February 14.


Review of DRAFT Land Use Chapter
There were many comments to include in this chapter.



2.1 -  Introduction –
  • There should be recommendations for all areas of Town, i.e. E. Main St?

2.2 -  Land Use & Design Goals –
  • 2nd bullet – add word “all” before abandoned & under-utilized mill complexes
  • Last bullet – remove “such as sewer service”
  • Look at # of acres of recreation/open space per resident

2.3.1 – Land Use & Community Design Issues & Opportunities –
  • Remove 2nd word “can” from sentence – “…Hudson can capitalize on which further can support…”

2.3.2 -  Downtown –
  • 3rd sentence - The heart of Downtown is actually the rotary to Broad St.
  • Remove 5th sentence - “The newer buildings on Main St house…”
  • 6th sentence – remove “newly developed”
  • 7th sentence – Around the rotary & to the south of Main St (not east)

Inadequate parking –
  • Not primarily private lots on South St.  Most are public.  5-6 public lots plus on-street parking.  Add lot behind fire station

Lack of night-life  -
  • Night life picks up with many new restaurants.  Just no entertainment night-life.

Strategies  -
  • Add pedestrian mobility

Downtown Design Guidelines  -
  • Add photos of our current streetscape.  Add examples of what we want, i.e. pedestrian amenities, side street connections, etc.

Improve Gateway at the Rotary  -
  • Change to “Redesign Rotary”

Improve Pedestrian Connections  -
  • Add the word “fields” after Cherry St.

Encourage Residential Development –
  • Remove 2nd sentence “The Town could also explore…”  What is cluster residential development on the 1st story of a building?
  • Look at building height in the Downtown.  Cannot do residential in upper floors if stories do not currently exist.

Where is 2.3.3?


2.3.4 -  Rte 85 Corridor –
  • Make sure there is space between 85 & Corridor in heading
  • Route 85 does not connect through Berlin.  Remove.
  • Add I-495
  • Also intersects with other key regional routes like 20 going to Marlborough, &  62, 117, going to Berlin, Bolton, Stow, Maynard & Sudbury.
  • Change 2nd sentence – “Berlin & Bolton have no limited retail centers…”
  • “Rte 85 is currently undergoing completing construction…”
  • “This project includes widening Route 85 to include… and 5.5-foot wide ADA compliant sidewalks…”
  • 78 building permits – *VHB to verify that # with Building Inspector.
  • Last paragraph before bullets – watch capitalization – Washington Street Bridge, Route 85 corridor…

2.3.5 -  Old Mill Reuse –
  • 5th bullet – change to “Consider expanding AROD zoning to other commercial buildings.”
  • Last bullet – We utilize TIF’s.  We are in a ETA already & have done many.  TIF allows property owner to utilize state tax credits.  TIF has job creation component, too.
  • Can also use Historic rehab tax credits & Abandoned Buildings tax credit.
  • Remove phrase …”and increase access to Assabet Trail helping to open up this important riverfront for public use.”
  • Last paragraph – AROD has an affordability component.  15% or 20% - lower than state 40B 25%.

2.4.1 -  Historic Land Use –
  • End of 3rd sentence – change word “early” to “period”
  • Historic District was “…passed unanimously at its in November 1988 Town Meeting.”
  • Capitalize references to “the Downtown.”
  • Remove Table 2.1 & 2.2 & Figure 1.1?  Leave narrative in 2nd paragraph on page 2-9 referencing tables & figure, but remove specific table/figure references. Rephrase with sentence on # of acres lost.

2.4.2 -  Current Land Use –
  • 1st sentence – Hudson “… is located within the Boston Metropolitan Planning Area region.”
  • Hudson also borders Stow to the north.  
  • Add Rtes 20, 62, & 117 to last sentence of 1st paragraph.  
  • Also add Framingham, Marlboro, Natick, Westboro – urban job centers.
  • Rte 85 connects to I-290 & I-495
  • Rte 62 access has been intensely developed with Highland Commons.
  • Only Cox Street Bridge may affect development.  *VHB to verify weight restricted bridges with DPW.
  • It is just Lake Boone, not the Lake Boone.
  • Explain Lake Boone problems, or broader reference to sewer problems.  Perhaps mention here & flesh out in another chapter with water/sewer.
  • Discuss sewer areas with map. & flesh out in Public Buildings & Facilities chapter.
  • Market Basket is open.  So in reference to Highland Commons “… the shopping center will have has…”
  • It is just Route 62, not the Route 62.
  • Remove caption under Table 2.3.

2.5 -  Build-Out Analysis –
  • Are we getting 2 build-outs?  One for existing zoning & proposed zoning?
  • Add conclusion.  Other recommendations should be reflected in new build-out.
  • 1st bullet – Scenario estimates development “…that will could occur over time…”
  • Table 2.4 – add population increase from residential build-out unit creation.

2.6.1 -  Overview of Zoning Districts –
  • Remove - “… the official zoning map…”
Add Bed & Breakfast zoning bylaw
Residential
  • SB-3 district (at end of Florence St) – can’t have 0%.  Put in decimal %, or less than 1%
  • Be consistent with C1 or C-1. *Applies throughout document.
  • Discuss pyramid zoning – Allow the highest intensity of use & everything below that
  • Mention we have lost manufacturing areas to over 55 development & 40B.
  • Last sentence - …”accessory dwelling unites are allowed by special permit.”
Retirement Community Overlay District
  • Should be 5,000 SF of land per unit.
AROD
  • “…district applies to a two clusters…”

2.6.2 -  Zoning Regulations –
  • Major additions are of 10% or more.  1 & 2 family homes are exempt.
  • Change word “issues” to factors.

2.6.3 -  Projects in the Pipeline –
  • Northridge Apts is now Broadview Heights (condos).  Approved & under construction, no longer under review.
  • Cabot Ridge Apts has been approved, no longer under review.

2.7 -  Recommendations –
Land Use Recommendations –
  • Define underutilized parcels or provide criteria
  • What about affordable housing?
General Zoning Recommendations –
  • Remove “…official zoning map…”
Residential District Recommendations –
  • Daycares in residential areas are allowed by state law.  Do not need special permit.
Commercial District Recommendations –
  • There is no parking requirement for the C1 District.  Perhaps consider requiring parking for any new large development
  • Add overnight parking to Railroad Ave.
Downtown Recommendations –
  • Remove - Explore additional parking on South Street.
  • Add – Cherry Street FIELD… & other key amenities
  • Remove – The Town can Explore ways to host…”
Route 85 Recommendations –
  • Consider rezoning residential areas between Brigham Street & the Marlborough Town Line.
  • Consider a sign by-law.
Adaptive Reuse of Former Mills –
  • Add - “Design pedestrian linkages between the mill buildings & the Assabet RIVER Rail Trail, The Assabet River, Downtown & the FUTURE WAYSIDE TRAIL.”
  • Amend 4th bullet to read “Explore infrastructure improvements in AROD.”
  • Delete sentence on revision of AROD zoning.  The whole purpose of AROD is to allow for increased residential density.
  • Consider adding other buildings to AROD.
Procedural Recommendations –
  • Delete 1st bullet.  This is what the Internal Traffic Committee is.
  • Consider to explore that public health & bike/pedestrian mobility is incorporated into any new site-plan review.
Other Business
Please get any additional comments on these chapters back to Jen or Kerin by January 20. We will forward along to VHB for inclusion.  Our next meeting is scheduled for Monday March 20.  We will be going over the Public Health/Social Services & the Public Buildings/Facilities chapters.  We will get those chapters out to you by February 28.

No members had any other questions or concerns at this time.

Minutes
There was no quorum to approve the minutes of March 14, 2013 & May 16, 2013.

Adjournment
The meeting was adjourned at 3:35 PM.