Planning Board Meeting
April 22, 2008
Minutes
These minutes are not verbatim – they are the secretary’s interpretation of what took place at the meeting. – Open Meeting Law – Section III.
Board Members: Malcolm MacGregor, Marc Garrett, and Larry Rosenblum
Staff Members: Lee Hartmann
Recording Secretary: Eileen Hawthorne
Movie and Entertainment Production Overlay District (MEPOD) Bylaw Discussion
Lee Hartmann explained that the Public Hearing for the Movie and Entertainment Production Overlay District (MEPOD) Bylaw is scheduled for Monday, April 28, 2008. The Board would meet jointly with the Board of Selectmen for a presentation of the proposed project. Meetings may be held on April 23, 2008, April 30, 2008 and May 7, 2008 to further review the proposed bylaw. Mr. Hartmann stated that the Board received copies of William Abbott’s concerns and Goody Clancy’s comments in their packets. The proposed bylaw is currently being reviewed by independent counsel and revisions are expected.
Malcolm MacGregor had some concerns about the longevity of the proposition; disturbing 300-400 acres of land; and what would happen to the industry when the tax credits and incentives have been removed.
Larry Rosenblum stated that key to the future development of this project is the conveyance of the land owned by the Town and a bylaw that defines the allowed uses in the zone and the outside limits of the project. It would take approximately three years of local, state and federal permitting before the project could move forward. There are no precedents for this type of project in the State. Mr. Rosenblum was enthusiastic about the proposed venture and had no issue with the proposed uses, but felt that it would be difficult to evaluate the metrics of the proposal, when so much is unknown. Mr. Rosenblum encouraged the Board and the proponents to agree to areas that are acceptable and build into the bylaw incremental assurances so the process can move ahead.
Marc Garrett was cautiously optimistic, but said he would have to weigh the cost/benefit equation of the proposed development. Mr. Garrett suggested focusing on the articles that would be before Town Meeting in June, which are the proposed land conveyance and the adoption of the proposed MEPOD section of the Zoning Bylaw. If Town Meeting approves both articles, the proponents could then move forward with the actual design of the project. Informal and formal discussions would aid in the design process with local, state and federal standards that would have to be met.
Bill Wynne suggested that five or six issues such as traffic, conservation, the proposed interchange, buffers, etc. be identified and discussed on specific nights.
Mr. Garrett suggested reviewing the proposed bylaw by covering each section based on the headers of the bylaw.
Kenneth Caputo, Coler & Colantonio, Inc. suggested reviewing the bylaw language in conjunction with presentations as to how the project would be developed working within the guidelines.
Mr. Wynne suggested utilizing the Goody, Clancy report, which identified thirteen areas to evaluate, as a framework for the future discussions.
Mr. Rosenblum suggested that the two documents regarding the proposed project that the Planning Board submitted to the Board of Selectmen should also be addressed. Mr. Rosenblum also suggested that an update from Mass Development regarding title and highway issues; an update from the Citizen’s Advisory Committee; a fiscal report; and the assessment of Natural Heritage should be presented.
Malcolm MacGregor identified traffic as one of the biggest issues. Mr. MacGregor suggested that worst case scenarios should be presented. He was also concerned with ensuring that the preferred option for the interchange is the option that gets approved.
Marc Garrett moved for the Planning Board to join the Board of Selectmen’s meeting currently in progress at the Town Hall at 7:45 p.m. and to continue the discussion on Wednesday, April 23, 2008 at 6:00 p.m. in the Plantation Room, 11 Lincoln Street; the vote was unanimous (4-0).
Respectfully Submitted,
Eileen M. Hawthorne Approved: May 5, 2008
Administrative Assistant
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