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HomeMy WebLinkAboutPLANNINGBRD_042413Planning Board Minutes r Ei Apri124,2013 Oi -1'fCE Present: Tom French, Chair; Beth Ashman- Collins, Clerk; Michael McClanahan, Donald Cleary, Ralph Penney, Cheryl Collins 20 ':) 3: ?_o Alternates: Rod Oreste Shaun P. Burke, Director of Planning and Development; Jennifer Crotty'D vi'is! iI strative Secretary t 1. Meeting called to _order at 7:00 p.m. - _ The Planning Board has held and closed the public hearings, but has not voted its recommendations, on the following zoning articles for the 2013 Annual Town Meeting. Article 25 — Planned Business District/Cabot Business Park Mr. French asked if the maximum floor area ratio in this article is .85; Mr. Burke said it is .85 for the conversion of a use or the construction of a new use. He said the current uses would still be allowed at the existing FAR, but the FAR would increase with the density bonuses for the uses specifically identified in the by -law. Motion: To support Article 25 (McClanahan - Cleary) All in favor. PASSES Article 26 — Business 1Business 2 Motion: To support Article 26 (McClanahan- Collins) All in favor. PASSES Article 27 - Signs (General By -Law) Mr. Burke said town counsel has said only paragraph II, not paragraph III, has to be amended. Motion: To support Article 27 (McClanahan - Cleary) All in favor. PASSES Article 28 - Signs (Zoning By -Law) Motion: To support Article 28 (Collins - McClanahan) All in favor. PASSES Article 31— Business 3/Business 4 Motion: To support Article 30 (McClanahan- Ashman - Collins) All in favor. PASSES Article 29 - Site Plan Mr. McClanahan asked if the building inspector has commented on this article; Mr. Burke said he has not provided comment. Motion: To support Article 29 (McClanahan - Collins) All in favor. PASSES 4/24/2013 Article 32 - Zone II Redelineation Mr. McClanahan said the update of the East Mansfield Zone II will be good for the town. Mr. French said the new Zone Il map has been approved by DER Motion: To support Article 31 (Ashman- Collins - Cleary) All in favor. PASSES Mr. Burke said SPREDD would like to hold a public workshop on May 15 with the Planning Board and Conservation Commission to discuss Mansfield's priority development and priority protection areas under the South Coast Rail program. He said those areas were originally identified five years ago, and SRPEDD would like to present the revisions and discuss them with the town before finalizing the development and protection areas. SRPEDD will then look at the regional development and protection areas as part of the regional economic development plan. Mr. Burke said he would like to set up the workshop the way the town's consultant conducted the Zone II workshop, which was less formal and more interactive. Mr. French asked about the airport as a development priority area; Nh•. Burke said that is considered a transportation asset locally, as well as regionally. Ms. Collins said the Great Mansfield Cleanup, sponsored by the Beautification Committee, will be held on Saturday, April 27. She said there are over 500 volunteers and businesses involved in the effort, and there will be a cookout at the Comcast Center after the cleanup. [Mr. Penney arrived at this time] 4, Publie Hearing — Citizen's Petition Zoning Article — Mixed Use in BI- Clemmey The clerk read the public hearing notice. Mr. French explained how the public hearing would be conducted and that the board would be making a recommendation to Town Meeting. The proposal is to amend the Zoning By -Law, Schedule of Principal Use Regulations, Business Districts, to change Section 3.7.3, Mixed Business/Residential Use in the Business 3 (B3) Zone fi•om "N" (Not Allowed) to "S" (Allowed by Special Permit); and to amend Section 3.7.2, Mixed Business and Residential Use, to reference the Business 3 (B3) Zone; and to amend Section 4.2.2, Density and Dimensional Regulations – Business and Industrial Districts, to change the Maximum Floor Area Ratio for Mixed Use Business/Residential in the Business 3 (B3) Zone from" —" to "1.0;" and to amend Footnote 2 to reference the Business 3 (B3) Zone. Mr. William Clemmey explained the proposal is on the warrant after the Planning Board's B3/B4 article. He showed the board a map showing the "new" B3 zone that would be created if the board's B3/B4 article is approved. He said if the board's article is not approved, he will withdraw this article. He explained the Planning Board's article would take four existing outlying businesses out of the B3 zone and put them in a new B4 zone, but would not change the existing allowed B3 uses or densities. Mr. Clemmey said his proposed changes would allow mixed use as a special permit use in the B3 zone. He said when he proposed a similar article in 2012, he thought there was support from 2 4/24/2013 some of the neighbors for residential uses in B3. He said there are existing houses in the B3 zone, as well as apartment buildings on the corner of Route 106/140. Mr. Clemmey said mixed use might be more appropriate adjacent to existing residential uses. He said a lot of the undeveloped lots have residential uses around them. He said there are around 60 lots in the B3 zone; eight with houses; 20 abutting residential lots; and 10 that are undeveloped and could benefit from mixed use. He said 55 and Over is currently allowed on parcels with six acres. Mr. Clemmey said the current FAR is 2.0 downtown and 1.5 in B2. This proposal is for FAR at 1.0 in B3, with retail or office on first floor and residential on the upper floors. He said mixed use would provide a transition between the residential and commercial uses. Public Comment Brian Homsi, 37 Copeland Drive, abuts the vacant parcel next to Benny's on Copeland Drive and said he supports business development, but not at the sacrifice of the neighbors' standard of living. He said he is concerned about the proposal to increase density. He said he would like to have more discussions with the landowner and the town about options, and proposed a "site plan agreement," which he said would put in writing the things the neighbors are concerned about, as well as allow the landowners to use their land. He said if this could be worked on prior to Town Meeting, he thinks the landowner would have some advocates at Town Meeting. Mr. Clemmey said the article would not impact one particular lot and said the proposed density increase is only for mixed use development. Mr. Clemmey said the Zoning By -Law requires a number of the things in Mr. Homsi's proposal, but he said he doesn't know what will be built on the Copeland Drive property. He said he would be happy to sit down with the neighbors to talk about the proposal and their concerns, when he has a proposal. However, he said this is a zoning change to the B3 zone. He said he likes Mr. Homsi's idea and is willing to work with him, but said the article doesn't address only the abutting property. He said they would have to comply with the required setbacks and a business would be built as close to the road as possible. He said he would be willing to talk with the neighbors prior to Town Meeting. [Mr. Oreste arrived at this time.] Mr. French said the proposed zoning change would impact the entire B3 zone, not only the lot next to Benny's. Mr. Homsi said he is not opposed to mixed use, but is opposed to the increased density. Mr. Clemmey said mixed use would provide the option of both commercial and residential. He said he understands the density concern and is willing to talk about that. 4/24/2013 Mr. McClanahan said the special permit process would require an applicant to come before the Planning Board, which would require compliance with a number of items. Mr. French noted abutters could arrive at a separate agreement with a developer. Mr. Clemmey said the article proposes a 1.0 FAR for mixed use. Mr. French said the Planning Board's proposal for B3 includes density increases. Mr. Clemmey said he is willing to reduce the density in his proposal at Town Meeting. Stacy Hooper, 73 Campbell Street, asked about the special permit process. Mr. French explained if Town Meeting approves the zoning article, an applicant would be required to come to the Planning Board with a special permit application. Ms. Ashman- Collins said the Planning Board can attach conditions to its special permit based on specific requirements, but noted it cannot deny an application simply because it does not like a project. Mr. French explained the board can grant a special permit, which allows some discretion over certain requirements. Ms. Hooper said this change would be more appropriate for some lots in the zone than others. She asked if the zoning change would apply to all the lots in the zone; Mr. French said it would. Mr. Burke said there are a number of lots in the B3 zone that could be reused for other types of uses. He said some uses are more appropriate for some lots, but said the board cannot be arbitrary and capricious in its decisions. Ms. Hooper said there are very different neighborhoods included in the B3 zone, some more residential and some more commercial. Mr. Clemmey said his proposal adds another opportunity for landowners to use their property. He said a special permit involves a higher level of review. Board Comment Mr. Cleary said he likes the idea mixed use would be a special permit rather than a by -right use. Mr. Burke said he thinks this runs counter to the work the board has been doing over the last year. He said mixed use is better suited to downtown or the area around the train station, not on Copeland Drive. He said the intention of the Planning Board's B3/B4 changes is to increase density for businesses, not to increase residential uses. He said the Finance Committee has encouraged increased business density to encourage business development over residential development, which increases service demand. Ms. Ashman- Collins said additional residential units should be within walking distance of the train station. Mr. Penney said he understands what Mr. Clemmey is trying to do, but he has voiced his opposition to the idea in the past. He said the zoning change would impact how the area is redeveloped and said he envisions the B3 along Copeland Drive as business, not residential. He 4/24/2013 said there may not be a lot of money in retail right now, but that will change. He said the last census showed Mansfield has 2,300 apartments with about 6,000 homes, and the commercial tax base shrunk in the last 20 years. He said he does not support increased density over what the board has proposed in its B3/B4 article. He said he wants to see business and retail, which provide service and jobs. Mr. Clemmey said his vision is not to fill the area with apartments, but he thought it would be a way to provide a buffer for the existing residential areas. He said there are lots where it would make sense, and others where it would not. Mr. Clemmey said the board's B3/B4 article is a good idea. Ms. Ashman - Collins said she likes the mixed use, but is concerned about the lack of control the board would have. She said if the entire zone is changed to allow mixed use, there could be a lot of residential development without the business to support it. Mr. McClanahan noted a lot of those lots are not very deep. Mr. Oreste said lowering the density would lower the number of potential residential units. Motion: To close the public hearing (McClanahan- Cleary) All in favor. PASSES The clerk read the public hearing notice. Mr. French explained how the public hearing would be conducted and that the board would be making a recommendation to Town Meeting. The proposal is to amend the Zoning By -Law, Schedule of Principal Use Regulations, Business Districts, to add a new use, Section 3.5.24.1, Drive -Up Window, to be allowed as follows: Business 1 (B1) — "N" (Not Allowed); Business 2 (B2) — "N" (Not Allowed); Business 3 — "S" (Allowed by Special Permit) Mr. William Clemmey said the board has said it wants additional business in the B3 zone, but said drive - through windows are not allowed in the zone. He said the Zoning By -Law has a definition of a drive -tip window, but it is not listed in the table of uses. He said it is not clearly defined where a drive - through is allowed and he said it should be listed as a use in the table. He explained his proposal is to allow a "Drive -Up Window" as a special permit use in B3. He said some of the existing uses with drive- throughs are not currently allowed. He noted fast food is not allowed in B3. Mr. Clemmey said this proposal is to allow a business with a drive - through in the B3 zone with a special permit, regardless of whether the use to which it is attached to is allowed by right or by special permit. 4/24/2013 Mr. French noted fast food is currently only allowed in the I1 zone. Mr. Burke said the definition of fast food says the use "may include drive -up window service." Mr. French said there are several other uses that do allow drive - through windows. Mr. Burke said there is a big difference between fast food and a restaurant uses. He said the Zoning By -Law allows a fast food restaurant, which may include a drive through, but there is also a definition of a drive -up window, not necessarily attached to a specific use. He said the level of noise is very different with a fast food or restaurant uses than with a retail uses like a bank or pharmacy. Mr. Clemmey said his article does not include fast food. He said he thinks the way the by -law as written is ambiguous because it includes a use not listed in the chart. He said he thinks this would clarify it by requiring a special permit for a drive - through for any use. Mr. Burke said this has been in the by -law since 2007 and there have been no other questions about it. Mr. Clemmey said he has discussed this with the building inspector and with members of the board. Mr. Cleary asked if this would allow a drive - through with a special permit for any use. Mr. French said any allowed use would require a special permit for a drive - through. Mr. Oreste said what the board would have discretion over issues like noise. [Mr. Cleary left at this time] Mr. French said he thinks the board would have discretion over the things included in the special permit requirements. Mr. Burke said most noise complaints come from abutters to fast food restaurants or to heavy industrial uses. Mr. Burke said he doesn't see the necessity of this amendment and does not see where there is confusion. Mr. Penney said fast food is not allowed in the B3 zone; Mr. Clemmey said that is not an allowed use in the B3 zone. He said there should be a process for a business with a drive - through. Mr. Clemmey asked if Cibo Matto would be considered fast food if it wanted to add a drive -up window. Mr. Burke said he thought that would be up to the building inspector. Ms. Ashman- Collins said many restaurants have take -out, which is different from drive - through. Mr. French asked if a Panera Bread with a drive - through would be considered fast food; Mr. Burke said he thought it would. Mr. Clemmey said it doesn't make sense that drive - through is not allowed in a zone where there are existing drive -th ioughs. Mary Beth Sullivan McIntire, 259 Central Street, said fast food and pharmacy drive through windows are very different uses. Arthur O'Neil, 276 Central Street, asked if this would allow any use in the zone to have a drive - through. Mr. French said it would allow the board to issue a special permit for a drive - through 4/24/2013 with an allowed use. Mr. Burke said the board's special permit discretion could not be based on the product being sold. Mr. Oreste said with an allowed use, the board would still have discretion over the drive - through based on the special permit requirements. Mr. Burke agreed, but said the board could not deny a drive - through based on the use. Mr. Clemmey said with a by -right use, a drive - through could be allowed, and this amendment would allow a special permit review for the drive - through. He said the special permit would give the board more discretion over how drive - throughs at by -right uses are constructed. He said this article would give the board more power. The clerk read a letter from Anna and Nina Prohodsky, 73 Fowler Street [undated, received April 23, 2013]. Motion: To close the public heariniz (Pennev- Collins) All in favor. PASSES The clerk read the public hearine notice. Mr. conducted and that the board would be making a recommendation to Town Meeting. The proposal is to amend the zoning map to rezone 33 Paine Road (Assessor's Map 17, Lot 13) from its present classification of Residential 2 (R2) to Business 3 (B3) Ivlr. William Clemmey explained the lot is across Paine Road from Harbor One Bank; the proposed change would apply to this lot only. He said the house was vacant for several years before it was razed in 2012. He said there had been some discussion about the lot as an accessory use to the former restaurant on the corner of Paine Road/Copeland Drive. Mr. Clemmey said Paine Road is one -way from Central Street to Copeland Drive. He said he has a plan in place to build a house there, with the driveway either onto Paine Road or onto Copeland Drive. However, he said it doesn't seem an ideal lot for a residence; he said the existing houses have driveways onto Central Street, but that wouldn't be an option for this lot. He said the proposal to change to B3 would allow a small office building to be built there instead of a house. He said the lot is 11,000 square feet, so a large building could not be built there. He said the idea is to make it more usable in conjunction with the surrounding properties. Public Comment Lyle Harlor, 260 Central Street, showed the board the location of his house on the coiner of Central Street and Paine Road. He said the area used to be all residential, but because it is zoned B3, the lots were redeveloped as businesses. He said getting out of a driveway on Central Street is very difficult, and he said he understands this is a small lot, but said he would rather see a house there. He said downtown is the more appropriate place for business uses. 7 4/24/2013 Arthur O'Neil, 276 Central Street said he was concerned that if this is rezoned business, other residential lots could be rezoned and business would creep into a nice older neighborhood. He said there were problems with noise and smell when the current bank use was a restaurant and he would rather see that redeveloped as a residence. Mary Beth Sullivan McIntire, 259 Central Street, said adding a business would add to the traffic problems on Copeland Drive more than a residential use. Mr. Clemmey said he would be concerned about having a house with small children at that location. Mr. O'Neill said that would be up to the homeowners. [Mr. Cleary returned at this time] Ms. MacIntyre said a business would increase the traffic problems. Mr. Clemmey said if the neighbors are not in agreement, he may not pursue it. Board Comment Ms. Collins said she understands the neighbor's concerns, but also understands business uses would bring in more taxes for the town. Mr. O'Neill asked the board members to consider how they would feel if something like this was proposed near their homes. Mr. Penney said the lot is 11,000 square feet; he said the minimum lot size in R2 is 22,500 square feet. Mr. Clemmey said a house the same size as the one that was razed would be pre- existing, non - conforming. Mr. Penney said the lot has frontage on Copeland Drive with business on two sides, but has an older established residential neighborhood on the other two sides, and would be a creep into that residential neighborhood. He said he is not in favor of the zoning change. Mr. Oreste said this seems similar to the zoning change the board reviewed at its last meeting, which was to rezone a large house on a small lot on Church Street, but for which there were no abutters in opposition. He said he would have trouble supporting this because there are so many abutters opposed to it. Debbie Allen, 266 Central Street, said she is opposed to the zoning change. The clerk read a letter from Anna and Nina Prohodsky, 73 Fowler Street [undated, received April 23, 2013]. Ms. Ashman- Collins said she would need a very good reason to adjust the zone boundary for something that was not included in the Master Plan. 4/24/2013 Nh•. McClanahan asked what could be built on the lot. Mr. Burke said because of the small size of the lot, variances would probably be needed for any commercial use. He said the maximum building height is 45 feet. Nh•. Burke said the cost of maintaining the neighborhood outweighs the taxes a business would bring and he would not encourage the change. Motion: To close the public hearing (Penney- McClanahan) All in favor. PASSES The clerk read the public hearing notice. Mr. French explained how the public hearing would be conducted and that the board would be making a recommendation to Town Meeting. The proposal is to amend the zoning map to rezone 33 Henry Street (Assessor's Map 21, Lot 73) from its present classification of Business 3 (B3) to Residential 2 (R2). Nh•. William Clemmey explained the proposal to rezone 33 Henry, on the corner of Henry and Fowler, from B3 to R2. He said the lot is on the edge of the B3 zone and abuts an established residential neighborhood with houses on three sides and business behind. He said to get a business on the lot, it would have to be combined with another lot. The lot is across the street from a lot on which he is currently building a house. He said this would expand the residential neighborhood by one lot, and a house would still require a variance. The property was formerly used as a playground for the daycare center, which is gone, and has a fence around it. He said this is a chance to add a house to the neighborhood and not have the lot either sit or be added to an existing business. Public Comment Stacy Hooper, 73 Campbell Street, said she does not support the rezoning. She said many of the neighbors attended the ZBA public hearing when the house currently being constructed was granted a variance. Mr. French explained that was a different issue unrelated to this public hearing. Ms. Hooper said she does not support changing this lot to residential because it is not a buildable lot. Mr. French said one of the businesses could buy the lot and combine it with their existing lot; Ms. Hooper said she would rather see that happen because it would make the existing conditions safer by taking parking off the street. Board Comment Mr. McClanahan said there isn't much that could be done with the lot without combining it with another. 4/24/2013 Ms. Ashman- Collins said this lot doesn't meet the standard she thinks should be applied to justify a zoning change. The clerk read a letter from Anna and Nina Prohodsky, 73 Fowler Street [undated, received April 23, 2013]. Mr. Cleary said he doesn't see rezoning would be advantageous because of the size of the lot. Mr. Oreste said he would like to see this lot become part of one of the existing businesses. Nh•. Clemmey said the existing businesses are not opposed to this as far as he knows. Mr. Penney said the best use of the land would be parking for the existing businesses. Ms. Collins said because of the size of the lot, a house would have to be tall and skinny, which she said would not work aesthetically. Mr. Clemmey said the taxes on the lot are $5,000, but that would increase with a house. He said it would not generate any more value if it added were to an abutting business. Mr. Clemmey said he has spoken with neighbors who think the house he is building is nice and benefits the area. He said new homes will increase the value of the existing houses. He said the lot used to be residential and had a house on it; he said it has always been a separate lot. He said a residential use would benefit the town more than leaving it business. Mr. Burke said he does not support the change. He said a house on this lot would be too close to the back of Wendy's. Motion: To close the public hearing (Penney- McClanahan) All in favor. PASSES Article 47- Mixed Use in B3 - Clemmey Motion: Not to support Article 47 (Penney- Ashman - Collins) All in favor. PASSES Article 46 — Drive -Up in B3 - Clemmey Ms. Collins asked why drive -up windows are not allowed, since they exist now. Mr. Burke said they are allowed. Ms. Collins said she appreciates the opportunity this would give the board for more control. Ms. Ashman - Collins said she does not support the change. NIr. Burke said the only thing this proposed by -law would permit would be a drive - through window with no use attached. 10 4/24/2013 Motion: Not to support Article 46 (Ashman- Collins - French) Two in favor. Three opposed. Two abstentions. FAILS Motion: To support Article 46 ( Oreste- McClanahan) Mr. Oreste said he feels the special permit would allow the board to control what is allowed to have a drive - through and what is not. Mr. French said a drive - through is not a "use," it is ancillary to a primary use. Ms. Ashman - Collins said it doesn't make sense to include that in the table of uses. She said she doesn't think there is a problem that needs to be fixed, and is concerned about unintended consequences. Mr. Burke said a drive -up window is not a primary use, it is an accessory use. Mr. Oreste asked what a reasonable use would be if this were allowed; Mr. French said it would be limited to the uses allowed in the zone. Mr. Oreste said it may be a way to spark redevelopment in the area. Mr. Burke said an accessory use would not be appropriately placed in the Schedule of Principal Use Regulations. The clerk read the article as it appears in the warrant. Mr. Clemmey said the Zoning By -Law includes Section 3.5.24.1, "Drive -Up Window," which was added in 2007, but it is not included in the table. Ms. Ashman- Collins said it is a definition. Mr. Burke agreed that is a definition only, and where the uses are allowed is detailed in the Table of Principal Use Regulations. Mi. Burke said the Definitions section also includes performance standards for a number of uses, such as Over 55 Residence and Wireless Antenna. Mr. Penney asked if the proposed amendment would improve or detract from the current zoning. Mr. Burke said it would detract by causing confusion. Two in favor. Three opposed. Two abstentions. FAILS Article 44- 33 Paine Road - Clemmey Motion: Not to support Article 44 ( Oreste- Ashman- Collins) Mr. French said he agrees with the residents' concerns about zoning creep. Five in favor. One opposed. One abstention. PASSES Article 45 - 33 Henry Street - Clemmey Motion: Not to support Article 45 (Penney- Oreste) Five in favor. 0 opposed. Two abstentions. PASSES April 17, 2013 Minutes Mr. Penney said the connection from Bird Road to Sharon was not a sewer connection, but a water cross connection. Motion: To approve as amended (McClanahan - Cleary) Six in favor. Ashman- Collins abstained. PASSES 11 4/24/2013 2. Public Hearing notices - Plainville Mr. Leonard Flynn, the Planning Board's SRPEDD representative, presented the board with an expedited permitting by -law from the state. He suggested the board read the by -law on the SRPEDD website. He said one of the proposed changes is to ANR plans, which would make them more like residential compounds. Mr. William Clemmey said he appreciates the board's efforts over the last several months, and thanked the board for its time on his articles. Ivh•. Karl Clemmey said he doesn't like that his articles were placed at the end of the warrant. He said if he didn't pay his taxes, the town would be in financial trouble. He said he has the best interest of the town in mind. He said he would put a house on the Paine Road parcel, and a business on the Henry Street parcel, and said he would like positive recommendations from the Planning Board if he has to apply for variances. Mr. French said he appreciates Mr. Clemmey coming to as many meetings as he does. Mr. Clemmey said he isn't in it for the money. Mr. Penney said he appreciates the effort Mr. Clemmey makes to attend meetings and said he was disappointed that no one from the Cabot Business Park came to any of the zoning discussions. Mr. French said it is not a good idea to put zoning articles at the end of the warrant because those are the changes that most impact how the town is developed. Mr. Flynn said the intention of the lottery system was to keep people at Town Meeting, but the lottery is never used. Mr. French asked about the RFP for the train station. Mr. Burke said there were seven respondents, but two were eliminated because they did not respond properly. Mr. Burke, Mike Ahern and Don Sullivan from SRPEDD are reviewing the responses separately and will get together next week to discuss them. He said he hopes to send the community engagement funding grant application to DHCD around the same time a consultant is chosen. Mr. Penney asked when the board would review the responses; Mr. Burke said the group would come up with a short list for the board, then the Town Manager would make the final decision. Mr. Burke said he will be attending the Chamber of Commerce meeting on May 1, 8 am -9 am, to talk about the board's zoning proposals, especially the PBD /Cabot article. The Town Manager will also attend to discuss the BID process. Mr. French asked for volunteers to present the board's zoning articles to Town Meeting. Mr. Penney and Ms. Collins said they would work together to present the 131/132 article and sign articles. 12 4/24/2013 Ms. Ashman- Collins said she would present the PBD /Cabot changes. The board discussed making copies of the summaries available to Town Meeting. Mr. Cleary and Mr. Oreste said they would work together to present the B3/B4 article. Mr. Penney asked about the General By -Law Sign article; Mr. Burke said town counsel has said only one paragraph has to be amended, which could be done on the floor of Town Meeting, Mr. French and Ms. Ashman - Collins will present the site plan article. Ms. Collins thanked Mr. Clemmey and Mr. Clemmey for their attendance at the meetings and their willingness to invest in the town. She said their knowledge is valuable. Mr. Richard LeBlanc, 60 Marshall Avenue, introduced himself as a newly - appointed member of the Planning Board. He said he has an architecture background and works in space planning and building at Harvard Medical School. Mr. Penney said the board should work on selling the zoning articles and reaching out to the voters before Town Meeting, and should be ready to field questions that may arise. Ms. Collins said she has spoken with the Garden Club about the articles, and said the conviction with which the Planning Board presents the articles will go a long way at Town Meeting. To adjourn at 10:15 p.m. (McClanahan- ) All in favor. PASSES Next Planning Board meeting: May 15, 2013 at 7:00 p.m. ANNUAL TOWN MEETING: Tuesday, May 7, 2013 / Night 2: Wednesday, May 8, 2013 Ai ure of Clerk 5 Date of Appro 1 13 4/24/2013