TOWN MEETING WARRANT ARTICLES

The Planning Board is sponsoring three articles on this year's Town Meeting warrant. One is simply a housekeeping measure. The first substantive measure is similar to a proposal last year to amend the Planned Unit Development (PUD) section of the Zoning Bylaw in order to allow a single retail outlet to be up to a maximum of 8,000 square feet and to allow multidwellings and single family dwellings as part of a PUD. The other substantive article would establish a special permit process that would allow some limited business use of two historic buildings on North Main Street in return for some commitments to enhance or restore those buildings.

Last year, there were two proposals to amend the PUD section. One would have allowed a single retail outlet to be occupy up to 7500 square feet excluding, storage, mechanical and kitchen space. Some felt this was too open-ended and could lead to a very large facility. The Planning Board has responded by changing the upper limit to a flat 8,000 gross square feet, so that all space including storage, mechanical and kitchen space would be included in this figure. The limit on all other retail space would remain at 2500 square feet. This has no effect on building size. Building size is limited by the maximum lot coverage and height limits of the Business General and Business Professional districts, which are still applicable to a PUD.

It should be noted that this proposal does not expand the Business District in any way, nor does it allow larger buildings than are already allowed as part of a Planned Unit Development, nor does it allow larger stores than are already allowed in the Business General district. The Business General district has no limit on the size of stores or buildings other than the requirement that the building footprint cannot exceed 1/3 of its lot. This article would allow a single retail outlet, within a Planned Unit Development, to have a maximum area of 10,000 square feet. It has nothing to do with the size of the BUILDING. A building can be 25,000 square feet (or more) as long is it is broken up into 2500 square foot retail stores or is used as offices of any size. Planned Unit Development is by special permit only and gives the Town much more control over the details of the development than a similar development built under the rules of the Business General district.

The other proposal from last year was to allow multidwellings as part of a PUD. This is in accord with Smart Growth and sustainable development principles which encourage mixed uses and compact development. This year's proposal also allows single family units in an effort to encourage a village-style development around a Town Green. Dwellings would be limited to 50% of the square footage of any PUD, and a minimum of 10% of the dwelling units must be affordable if 10 or more units are included. Both the increase in the maximum retail outlet size and allowing the dwelling units as part of PUD are combined in a single article.

The second substantive article would establish a special permit process that would include two historic buildings on North Main Street. The qualifying properties must have its entire frontage be directly across North Main Street from the Business General district, and have at least a half acre of area. The special permit would only allow business uses such as offices, art or photography studios, or retail sales of crafts or antiques. At least one dwelling unit would be required to be maintained on the premises. Also, such business use would be required to maintain, restore or enhance the building’s original architectural integrity.

The Planning Board held a hearing on these articles on February 25, 2009 in Town Hall. Advisory Committee will hold its hearing on these articles on Monday, March 9, 2009 at 7:00 PM. Your comments are welcome and encouraged at or anytime before that hearing.