HANSCOM AREA TOWNS COMMITTEE
MINUTES OF MEETING
Held on February 28, 2008
At Bedford Town Hall
PRESENT:
Sara Mattes Lincoln Board of Selectmen (Chairman)
Mark Siegenthaler Bedford Board of Selectmen
Angelo Colao Bedford Board of Selectmen
Richard Canale Lexington Planning Board
Deborah Bier Concord Historical Commission
Anne Shapiro Concord Board of Selectmen
Margot Fleischman Bedford Planning Board
Lisa Mustapich Bedford Planning Board
Robert Domnitz Lincoln Planning Board
Dorothy Steele Massport/ OGCA
Sara Arnold Massport/ Hanscom
Kati Winchell Save Our Heritage
Catherine Perry Lincoln Planning Department
7:30PM INTRODUCTION
Sara Mattes welcomed the attendees and introduced Catherine Perry as the new minute taker. Ms. Mattes noted that this was the first meeting without Gordon Feltman, who passed away a few weeks previously, and offered a personal tribute to Mr. Feltman’s wisdom and helpfulness. All agreed that he was a fine role model and that his passing was a great loss.
7:35PM ROUTE 128 CENTRAL CORRIDOR COALITION
Ms. Mattes distributed copies of a summary of findings from a traffic study of Route 128, some comments by Mass Audubon and two newspaper articles titled “Extreme makeover in works for Waltham” and “Weston cries foul over traffic”. She related that a meeting of Route 128 stakeholders was held on February 8, initiated by Barbara Lucas of MAPC. The proposed development of the Polaroid site with 1 million sq ft of mixed uses, together with numerous other developments in the pipeline in the nearby portion of Route 128, has prompted concern about traffic overloading the highway network. The meeting acknowledged that Route 128 has already over-reached its capacity.
The meeting has led to the formation of the Central Corridor Coalition, which will examine corridor issues with a focus on transportation. It will search for creative ways of addressing the transportation deficits.
There has been an extension of the comment period on Waltham’s Prospect Hill DEIR. Jay Wickersham has acted as a consultant to the coalition and comments have been prepared. Ms. Mattes requested that Concord and Bedford’s boards consider adding their signatures to the cover letter. If these towns were to formally support the comments, HATS could also endorse them. Unfortunately, it was established that Bedford’s boards will not meet soon enough to meet the deadline.
A question was raised as to whether the assessments so far have only covered industrial/ office developments or whether Ch 40B housing has been considered. Richard Canale advised that the MPO has done some work on traffic in the Trapelo Road corridor, looking at housing that is in the pipeline or allowable by right.
Potential transportation measures to evaluate include a multimodal transportation center at the Mass Broken Stone site at Rt 20/ Rt 128/ Fitchburg rail line; bus or HOV lanes on Route 128; enhanced commuter bus services; and development-based funding.
Bedford’s representatives agreed to encourage discussion in their town, and Sara Mattes agreed to keep them informed. ACTION: Bedford and Chairman
Concord mentioned that the Fitchburg rail line study has just been released, which may help to raise the profile of transportation issues. The report can be accessed on www. montachusettrta.org.
8:00PM MAGIC/ MAPC UPDATE:
Zoning Reform Proposals
Richard Canale distributed copies of “The Community Planning Act (at a glance)”, “Possible Framework for a Land Use Partnership Act” prepared by the Massachusetts Zoning Reform Task Force chaired by Gregory Bialecki of the Executive Office of Housing and Economic Development, a summary of five elements in this framework, and the cover page of comments from the Massachusetts Smart Growth Alliance. Mr. Canale explained that there have been several efforts in recent years to make the planning system more effective. The second version of a proposed Community Planning Act (CPA2) was drawn up but was considered unlikely to gain approval without support from the development community. A Task Force was convened by Gregory Bialecki and has produced a framework with five basic elements:
1) asking communities to zone in accordance with comprehensive plans
2) requiring those plans to be consistent in some way with statewide land use objectives
3) requiring that communities have some accountability for actually advancing those statewide land use objectives
4) giving communities enhanced planning and zoning tools and powers
5) giving communities the option to decide whether to accept these greater powers and obligations.
Discussion in the Task Force has covered the broad issues of central versus local control, and diversity versus uniformity between towns. The “Possible Framework” is open for comments, and the Smart Growth Alliance has given a response. A meeting has been scheduled by MAPC on the morning of Tuesday March 4 in Quincy, at which Mr. Bialecki will explain the background. The MAGIC meeting on March 6 will also include a summary of the framework.
Points raised by HATS members in discussion included the lack of an integrated transportation element, and the possible weakness of the incentives. One of the possible reforms is to bring “Approval Not Required” plans under control. Members considered that this is likely to be a bigger issue in more rural areas to the west. There was discussion on whether the restriction of Town Meeting resolutions is a good or bad thing; whether litigation by developers would increase; and whether towns would make their comprehensive plans slim to minimize litigation. The introduction of a state requirement for commercial as well as affordable housing development was thought likely to be considered a major disincentive by some towns. The idea of requiring adjacent towns’ approval for developments within
a mile of town boundaries may be unrealistic.
ACTION: Towns (consider representation at meetings)
MEPA Regulatory Change
Mr. Canale reported that proposals have been floated to address problems with the current MEPA process for review of development. A recognized problem is that review occurs late in the planning process, and there are also staffing issues. Proposed streamlining would include early meetings with developers but it is not clear whether this would involve local political or public representation. Some groups, including MAPC, have offered comments but awareness of the proposals has been slow to spread.
The Chairman commented that mechanisms to promote smart growth were also missing. She suggested that a briefing on the proposals may be useful for the group. This idea received some support and will be considered for the next meeting.
ACTION: Chairman
Upcoming MAGIC meeting
There will be a special meeting of MAGIC on Thursday, March 6 at 7:00PM at Cary Hall in Lexington. MAPC will present and receive comment on zoning reform, to prepare a coordinated response. There will be a start to discussions on recommendations for the Transportation Improvement Program, and transportation finance reform may be discussed. The MAPC Executive Committee wishes to see new sources of funding addressed as well as potential efficiency measures. A legislative breakfast is being planned for late March or early April. Concord commented that Mr. Canale’s input was useful in helping to inform timely board discussions.
ACTION: Towns (consider representation at meetings)
8:30PM BEDFORD PLANNING BOARD DISCUSSION
Lisa Mustapich informed the committee that Bedford has been dealing with a series of large developments recently, including a mixed use development, an apartment development of around 200 units on Middlesex Turnpike, rebuilding of a run-down block adjoining the Historic District, and a renovation and addition to the Whole Foods complex. The Town is considering reviewing its comprehensive plan.
A Planning intern has produced a picture book of good and bad design examples, which are being used in discussions with developers. They are advisory, but preliminary meetings are encouraged. Some developers are more amenable to influence than others. Bedford has more control in its Mixed Use Overlay Districts. Special permits are required for mixed use developments, otherwise the underlying zoning applies. The Criterion development was for mixed use, and in this case the proposal was amended following denial of the initial special permit – a possible argument in favor of the super-majority requirement.
The recent major developments are in prominent locations and have attracted a high level of public interest.
The Chairman asked about control of tree cutting. Bedford reported that it looks at development sites and sometimes asks for trees to be saved. In the past, the height rule depended on the height of trees on the site. Bob Domnitz said that Lincoln used to have a problem with clear-cutting of sites, but it now has site plan review and prohibits prior clearance. Lexington speculated that growing interest in solar power may mean more tree cutting.
The Chairman asked Debbie Bier how much influence Concord’s Historical Commission has on development decisions. Ms. Bier explained that the Commission’s power is limited to delaying demolition, whereas the Historic District Commission has clear guidelines for control within the defined areas. Residents can request that their areas be put in a Historic District, and Concord now has five. Bedford has one. In terms of demolition delay, Concord has 60 properties covered. Lexington has a list of around 2000, including some modern architecture. Lincoln assesses properties that are proposed for demolition against a set of guidelines. Lincoln has also passed a bylaw for creation of Neighborhood Conservation Districts but none have yet been designated.
9:15PM HANSCOM AIRFIELD UPDATE
There was no news from HFAC. Ms. Mattes commented that the idea of an air and space museum is interesting. Massachusetts Historical Commission has written to the FAA supporting a study of Hangar 24. Concord would like to be a party to this.
Mr. Canale asked Massport about new noise reporting requirements. Massport reported that a new website is planned, and that noise data will be correlated more with events.
Save Our Heritage reported that B&M has ceased operations. Linear Air is operating, with flights scheduled according to demand; the numbers are not known. SOH asked the Chairman to copy them on any correspondence with Massport.
ACTION: Chairman
OTHER BUSINESS
Battle Road grant
Lexington reported that MAPC has received approval for a federal grant to study improvement of the Battle Road, Route 2A, as a scenic byway. The Towns will appoint representatives to a study committee. Ms. Mattes reported that Lincoln is taking the stance that there should be no action to restrict traffic on Route 2A in advance of the implementation of the Route 2 Crosby’s Corner reconstruction project.
Route 2 Rotary project
Concord reported that the Route 2 Rotary project has reached the 25% design stage, and land is becoming available for this and the Bruce Freeman rail trail. The priority of the project will have to be considered relative to Crosby’s Corner. Anne Shapiro will be the new Corridor Advisory Committee representative.
Route 2 and Route 128 traffic issues
Concord expressed the opinion that proposals for upgrades to the Fitchburg line would encourage further development to the west, since the main additional parking proposed is at Devens. This could lead to an increase in traffic on Route 2. The main aim of the proposals is to increase train ridership through development to the west and provision of broadband service for rail commuters.
The committee expressed support for a multi-modal solution to travel needs closer to Boston, including a new station near Route 128. It was agreed to seek the support of state and federal representatives and possibly the New England Consortium of Governors in pressing for funding of appropriate solutions.
ACTION: Chairman
Historical issues
Debbie Bier stated that Concord’s Historical Commission would like to use the HATS structure to facilitate discussions between the towns on issues such as the Battle Road and Hangar 24. The Chairman asked the towns to provide relevant contacts and offered to convene a meeting. ACTION: Chairman
MEETING SCHEDULE
The Chairman said that HATS will aim to keep to the fourth Thursday of each month. It may be decided to alternate with HFAC.
The meeting was adjourned at 9:40PM.
Submitted by Catherine Perry
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