Ms. Felshin

“Ms. Felshin gave a presentation on Article 34.”

“Ms. Felshin gave a presentation on Article 37.”

“Ms. Felshin moved to submit the seven warrant articles as amended with other minor non-substantial grammatical or sentence syntax edits.”

“Ms. Felshin moved to approve the minutes from the December 9, 2025 meeting as submitted.”

“Ms. Felshin joined the meeting.”

“Ms. Felshin seconded the motion.”

“Ms. Felshin”

“Ms. Felshin moved to continue the Definitive Subdivision Plan application”

“Ms. Felshin moved to endorse the plan as approval not required as it is changing the configuration of Lot 1 that has adequate area and frontage on Lowell Road and the other parcel is labeled not a building lot and authorize the Town Planner to sign the plan.”

“Ms. Felshin moved to approve the minutes from the September 20th meetings as drafted.”

“Ms. Felshin seconded the motion and the motion passed (6-0).”

“Ms. Felshin seconded the motion”

“Ms. Felshin moved to approve the Definitive Subdivision Plan application of Bentley Building Corp for improvement of a new roadway and for the creation of 2 new building lots at 4B Garrison Road & 65X Bedford Street (Parcels # 1091-1-5 & 1092) with the conditions described in the Planner’s Report and as modified by discussion at this meeting.”

“Ms. Felshin moved to approve the minutes of the June 17, 2025 meeting as amended.”

“Ms. Felshin commented that MCI Concord presents a complicated set of unknowns with the rotary redesign being unresolved and potential wastewater treatment needs possibly limiting how much land will be available for other uses.”

“Ms. Felshin moved to continue the application”

“Ms. Felshin seconded the motion”

“Ms. Felshin moved to approve the application of Concord Property Management on behalf of Concord Woods Condominium Association, under Zoning Bylaw Section 11.8 Site Plan Review for parking lot modification to provide ADA compliant spaces and reduce impervious area while maintaining the existing number of parking spaces at 290 Baker Avenue (Parcel # 3794-A1-39) with findings and conditions as amended during discussion.”

“Ms. Felshin seconded the motion and the motion passed (6-0).”

“Ms. Felshin moved to continue the application of Concord Property Management on behalf of Concord Woods Condominium Association, under Zoning Bylaw Section 11.8 Site Plan Review for parking lot modification to provide ADA compliant spaces and reduce impervious area while maintaining existing number of parking spaces at 290 Baker Avenue (Parcel # 3794-A1-39) to the July 8, 2025 meeting at 7:05 pm.”

“Ms. Felshin moved to nominate Mr. Almeida to the position of Chair, Ms. Flanagan as Vice Chair, and Ms. Nelson as clerk.”

“assigned ... MCI Concord Advisory Board to Ms. Felshin”

“assigned ... MCI Concord Advisory Board to Ms. Felshin”

“Ms. Felshin seconded the motion”

“Ms. Felshin seconded the motion and the motion passed (7-0).”

“Ms. Felshin moved to grant approval of the Definitive Subdivision Plan application”

“Ms. Felshin recused herself from the discussion.”

“Ms. Felshin moved to approve the minutes of the March 25, 2025, meeting as submitted.”

“Ms. Felshin gave a presentation on Article 38.”

“Ms. Felshin will present the Housekeeping article”

“Ms. Felshin moved to submit eight articles on the 2025 Annual Town Meeting warrant”

“Ms. Felshin moved to approve the minutes from the 10/1, 11/12, 12/17, and 1/7 meetings as submitted.”

“Ms. Felshin moved to close the public hearing.”

“Ms. Felshin moved to adopt the MBTA Communities Zoning Site Plan Rules & Regulations as amended with formatting corrections.”

“Ms. Felshin”

“Ms. Felshin seconded the motion”

“Ms. Felshin commented that the Community Preservation Committee is reviewing new applications for Community Preservation Act funds at their meeting tonight.”

“Ms. Felshin moved to approve the minutes from the June 18, 2024 meeting as submitted.”

“Ms. Felshin reviewed several edits and comments she had.”

“Ms. Felshin stated that she could split the proposed into two articles, items that could likely easily be approved on the consent calendar and changes that might require more discussion and review.”

“Ms. Felshin volunteered to work with the consultant on this project”

“Ms. Felshin seconded the motion.”

“Ms. Felshin acknowledged a letter received objecting to the formula business but didn't feel that the Board had any grounds to deny the application.”

“Ms. Felshin moved to approve the minutes from the May 21, 2024 meeting, as submitted.”

“Ms. Felshin moved to continue the application”

“Ms. Felshin moved to approve the minutes of the May 7, 2024 meeting as submitted”

“Ms. Felshin seconded the motion”

“Ms. Felshin moved to accept the time extension”

“Ms. Felshin moved to approve the minutes of the April 16, 2024 meeting as submitted.”

“Ms. Felshin seconded the motion.”

“Ms. Felshin”

“Ms. Felshin seconded the motion.”

“Ms. Felshin moved to authorize a duly appointed representative to sign documents and plans on behalf of the Concord Planning Board and submit the vote and signatures to the Middlesex South Registry of Deeds and Land Court authorizing the Chair, the Vice Chair, the Town Clerk and the Town Planner to execute, certify, and endorse approval of plans presented to the Board pursuant to M.G.L. Chapter 41 and related certificates, releases and other instruments and any of said persons who are authorized to act alone under this authority.”

“Ms. Felshin moved to approve the minutes from the April 2, 2024 meeting as amended.”

“Ms. Felshin moved to adopt the Town of Concord 2024 Annual Town Meeting Planning Board Recommendation Report and Motions for Articles 34,35, 36, and 37.”

“Ms. Felshin moved”

“Ms. Felshin received some feedback from one person on Article 35 about whether the town really wants to have duplex housing in Residence B Zoning District when such housing units could have the potential to cost millions of dollars. She received another question asking about whether Article 35, if it passes, would allow both a two-family house and an additional dwelling unit to be developed on the same property”

“Ms. Felshin moved to approve the minutes from the February 6th and February 20th meetings as submitted.”

“Ms. Felshin gave a presentation on Article 37.”

“Ms. Felshin asked about plans for providing charging stations.”

“Ms. Felshin draft a recommendation letter”

“Ms. Felshin questioned some numbers that could have been used for the calculations”

“Ms. Felshin moved to approve the minutes from the December 19th and January 30th meetings as submitted.”

“Ms. Felshin moved to recommend that the Select Board appoint Mr. Gregory to fill an associate term on the West Concord Advisory Committee to end April 30, 2027.”

“Ms. Felshin seconded the motion”

“Ms. Felshin clarified that the proposed overlay districts for this year's warrant article are almost entirely exclusive of areas already allowed to have combined business/residences so the new study would be looking at new areas.”

“Ms. Felshin moved to continue without discussion”

“Ms. Felshin seconded.”

“Ms. Felshin recused herself from the discussion and voting.”

“Ms. Felshin commented that the Community Preservation Committee is making an annual update to the Community Preservation Plan.”

“Ms. Felshin commented that the Community Preservation Committee is making an annual update to the Community Preservation Plan.”

“Ms. Felshin stated that although the proposed MBTA Communities Multi-family zoning bylaw meets the requirements of the law, she was disappointed because the zoning change will most likely produce little if any multi-family housing. She noted that she would vote in support of the article. She stated that this is a first step and the Town will need to continue expanding the overlay district to allow for more modest-sized, mid-price and sustainable housing options.”

“Ms. Felshin seconded the motion”

“Ms. Felshin asked about transporting garbage to the dumpster”

“Ms. Felshin moved to continue the application to January 16, 2024 meeting at 7:05 pm and to accept the time extension request to January 19, 2024.”

“Ms. Felshin asked about installing electric conduit for future EV charging stations.”

“Ms. Felshin moved to continue the discussion on the application”

“Ms. Felshin brought up some substantive questions that she thought needed clarification including traffic impact, loading, earth fill and removal, site lighting, pond access, outdoor amenities and details of the geothermal system.”

“clarification items noted by Ms. Felshin”

“Ms. Felshin presented various housekeeping amendments to the Zoning Bylaw and the Town Planner went over comments from Town Counsel.”

“Ms. Felshin provided the Town Planner with edits that will be incorporated in the next draft article”

“Ms. Felshin asked for clarification regarding the inclusion of the Junction Village property and the requirement that all the housing developed there must be affordable.”

“Ms. Felshin asked questions about lighting temperature and diversity of trees.”

“Ms. Felshin moved that the Planning Board endorse the Plan”

“Ms. Felshin seconded the motion.”

“Ms. Felshin moved to approve the change to the name of the private road from "Squaw Sachem Trail" to "Sachem Trail"”

“Ms. Felshin raised a question about the specific case of repurposing a single‐family home into a multi‐ family unit and how it could impact the sewer capacity needs.”

“Ms. Felshin made some suggestions and clarifications for the appointment policies and procedures”

“Ms. Felshin raised questions regarding a structure's inclusion under the Tree Preservation Bylaw.”

“Ms. Felshin raised questions regarding a structure's inclusion under the Tree Preservation Bylaw.”

“Ms. Felshin raised questions regarding a structure's inclusion under the Tree Preservation Bylaw.”

“Ms. Felshin seconded the motion.”

“Ms. Felshin stated that it was an excellent idea to engage in this initiative and fully supported it.”

“Ms. Felshin moved to recommend that the Select Board appoint Dr. Feldweg to fill an unexpired term on the West Concord Advisory Committee ending in 2025.”

“Ms. Felshin moved to approve the minutes from the May 9th, May 23rd, and June 6th.”

“Ms. Felshin questioned the offset of public parking lots and street parking in town centers and how to determine the extent to which multiple applicants for relief over time can rely on those sources. She also mentioned that different metrics are used for measuring space requirements.”

“Ms. Felshin noted she will be filing a Conflict‐of‐Interest Disclosure with the Select Board given that she lives within a half mile of the West Concord Station.”

“Ms. Felshin commented on the MBTA Communities Law and the Town's inability to require mixed‐use under it. She recommended that the Board and/or the Town send a letter to the State legislators to modify the Law to allow communities to require ground floor commercial.”

“Ms. Felshin asked for clarification on the MBTA Communities requirement that a district had to be of "reasonable size".”

“Ms. Felshin seconded”

“Ms. Felshin asked about the final definition of a stone wall.”

“Ms. Felshin raised concerns with the application”

“Ms. Felshin noted comments from Water and Sewer and asked whether trees would need to be cut down and prevented from growing where the water line comes in from Old Bridge Road. She also asked whether there was fire truck access for Lot 5.”

“Ms. Felshin seconded the motion”

“The Board reviewed additional comments suggested by Ms. Felshin making the wording consistent throughout the document.”

“Ms. Felshin seconded the motion.”

“Ms. Felshin commented that it will be very walkable if the Assabet River footbridge gets built in the future but that the current route from Baker Avenue down Main Street is not a good area to walk.”

“Ms. Felshin moved to give a favorable recommendation”

“Ms. Felshin seconded the motion.”

“Ms. Felshin voiced concerns about the impact on the Town's commercial tax base, and whether additional areas may be modeled for consideration. Ms. Felshin also stated that it would be a good opportunity to include "schools" or "government" in the social media post about local businesses struggling to find employees.”

“Ms. Felshin explained some of her concerns about potential unintended consequences”

“Ms. Felshin suggested adding recommendations on the effect of walkability scores on parking requirements.”

“Ms. Felshin seconded the motion.”

“Ms. Felshin made a motion to grant the application”

“Ms. Felshin asked what controlling factors exist between guardrails and stone walls.”

“Ms. Felshin moved to continue the hearing on the recommendation to the ZBA for the application of Concord Center for the Visual Arts for a special permit with site plan review to demolish the existing Coleman Gallery and construct a 2,593 sq. ft. addition to an existing 7,349 sq. ft. nonconforming structure and relief from parking at 37 Lexington Road to the May 23, 2023, meeting at 7:30 pm.”

“Ms. Felshin moved to approve the meeting minutes of February 7, 2023, as presented.”

“Ms. Felshin moved to accept withdrawal without prejudice for the Definitive Subdivision Plan application of Quarry North Road, LLC at 48Y Fitchburg Turnpike, (Parcel # 3419).”

“Ms. Felshin seconded the motion.”

“Ms. Felshin moved to continue the application of Bentley Building Corp. to create driveway access through an existing stone wall at 1134 Monument Street, (Parcel # 1371‐4‐1) to the May 9, 2023, meeting at 7:40 pm.”

“Ms. Felshin had more questions about the placement and function of the wall pack fixtures and emergency lights, and whether the lights will cast additional light and comply with the Town's Signage Bylaw.”

“Ms. Felshin seconded the motion.”

“Ms. Felshin moved to approve the meeting minutes of February 21, 2023 as amended.”

“Ms. Felshin commented that due to problems with the article wording regarding mathematical impossibilities and current market rate pricing, and due to upcoming MBTA Communities requirements, the Board should recommend no motion on this article for this year.”

“Ms. Felshin commented that due to problems with the article wording regarding mathematical impossibilities and current market rate pricing, and due to upcoming MBTA Communities requirements, the Board should recommend no motion on this article for this year.”

“Ms. Felshin asked if the opening of another driveway could have been used.”

“Ms. Felshin gave a presentation on Article 35.”

“Ms. Felshin commented that the in‐lieu payment could only be applied to fractional units.”

“Ms. Felshin commented”

“Ms. Felshin seconded the motion”

“Ms. Felshin asked about light spillage onto abutting properties.”

“Ms. Felshin moved to endorse the plan”

“Ms. Felshin moved to continue to the application of MAP Holdings, LLC, under sections 7.7.3.4 and 11.8 of the Zoning Bylaw, to allow modification to parking layout for a new restaurant at 794 Elm Street, (Parcel # 1899‐1) to the April 11, 2023, meeting at 7:05pm.”

“Ms. Felshin commented that she hoped that the color temperature of the outside lighting would be 2,700 kelvins or below as to not unduly disturb people or wildlife in the area.”

“Ms. Felshin seconded the motion.”

“Ms. Felshin moved to recommend that the Select Board appoint Rob Almeida to the Planning Board for an unexpired term.”

“Ms. Felshin noted that the West Concord Advisory Committee had been presented with a proposal for affordable housing at the Junction Village site.”

“Ms. Hughes thanked Ms. Felshin for her work on draft Article 34 ‐ Mobile Food Establishment FAQs”

“Ms. Felshin kicked off the discussion, stating that she had reviewed the entire Zoning Bylaw and marked down everything that was questionable in any way, shape or form, and it was her aspiration to draft an Article with Zoning Bylaw updates and corrections for ATM 2024 to get voted on for approval.”

“Ms. Felshin added to Mr. Bosdet's comment that the applicant could decide if the EV charging station would be for private use, or not”

“Ms. Felshin moved to approve the meeting minutes of November 8th, November 22nd, January 3rd, and January 10th as submitted.”

“Ms. Felshin seconded the motion.”

“Ms. Felshin seconded the motion.”

“Ms. Felshin moved to endorse the Plan...”

“Ms. Felshin commented that this information would be beneficial to have for Town Meeting.”

“Ms. Felshin seconded the motion.”

“Ms. Felshin seconded the motion.”

“Ms. Felshin commented that the West Concord Advisory Committee has been following the Board’s work on the Combined Business/Residence bylaw because it might influence a proposed development in West Concord.”

“Ms. Felshin commented that the West Concord Advisory Committee has been following the Board’s work on the Combined Business/Residence bylaw because it might influence a proposed development in West Concord.”

“Ms. Felshin seconded the motion.”

“Ms. Felshin moved to recommend that the Board of Appeals approve the application of Palm Realty LLC for a Special Permit under Zoning Bylaw Sections 7.2 and 11.6 to construct a barn addition which requires 8.93 cubic yards of fill within the Floodplain Conservancy District and 25.43 cubic yards of compensatory flood storage at 160 Adams Road (Parcel# 1819-1) subject to the two conditions.”

“Ms. Felshin moved to recommend that the Select Board appoint Nicole Hammond to the West Concord Advisory Committee.”

“Ms. Felshin asked whether they were still waiting for feedback from the various housing committees on whether they support the percentages specified for in‐lieu payments”

“Town Planner Board stated”

“Ms. Felshin commented that although not part of this application, there are 8 curb cuts along the campus and asked whether any of them could be removed to create additional vehicle or bicycle parking along Main Street.”

“Ms. Felshin moved to recommend the Special Permit and Site Plan review”

“The Board reviewed the updated draft and edits submitted by Ms. Felshin to the proposed Zoning Bylaw changes pertaining to fast food establishments.”

“Ms. Felshin moved to recommend that the Board of Appeals grant the Special Permit for Stephen and Heather Fredette under Zoning Bylaw Sections 7.2 and 11.6 to construct a retaining wall and perform landscape improvements which require 224 c.f. of fill within the Floodplain Conservancy District and 533 c.f. of compensatory flood storage at 286 Barretts Mill Road subject to the standard condition for the submission of a certified as‐built plan confirming the compensatory flood storage.”

“Ms. Felshin moved to recommend that the Zoning Board of Appeals approve the Special Permit under Sections 4.3.1, 6.2.11, 7.6, 7.7, and 11.6 of the Zoning Bylaw to demolish the existing Sanborn Middle School and construct a new Middle School which includes a height waiver, relief from parking, and relief from impervious coverage greater than 15% in the Groundwater Conservancy District at 835 Old Marlboro Road.”

“Ms. Felshin moved to approve the meeting minutes of September 13, 2022, as written.”

“Ms. Felshin suggested revising the maximum height in all business districts to mirror the requirements of the West Concord Business and West Concord Village Zoning Districts.”

“Ms. Felshin suggested revising the maximum height in all business districts to mirror the requirements of the West Concord Business and West Concord Village Zoning Districts.”

“Ms. Felshin suggested revising the maximum height in all business districts to mirror the requirements of the West Concord Business and West Concord Village Zoning Districts.”

“Ms. Felshin asked whether the drainage easement would remain”

“Ms. Felshin moved to endorse the plan”

“Ms. Felshin seconded the motion.”

“Ms. Felshin questioned whether the Board's letter to the Select Board should include the comment regarding the no fossil fuels initiatives and the Board agreed to leave that comment out.”

“Ms. Felshin asked whether another bedroom could be added to these housing units in the future.”

“Ms. Felshin stated that if the town has available spaces on Main Street, it seems smart to leave green space on campus and questioned whether Concord Academy could contribute to the upkeep of parking along Main Street. She also asked whether they have considered a roof runoff recharge or storing rainwater for watering.”

“Ms. Felshin asked whether students on bicycles could access the Bruce Freeman Rail Trail from the site.”

“Ms. Felshin seconded the motion.”

“Ms. Felshin moved to continue the public hearing to November 22, 2023, at 7:30 pm and to grant the time extension to January 6, 2023.”

“Ms. Felshin moved to endorse the Plan”

“Ms. Felshin suggested adding minimum of 10% affordable units for developments of between one and four units, all allowed to be provided through payment‐in‐lieu, under Section 4.2.3.2, changing the word "façade" to "frontage" under Section 4.2.3.4, and tweaking the language for off‐site parking under Section 4.2.3.6.”

“Ms. Felshin seconded the motion.”

“Ms. Felshin stated she would also like to require low color temperature fixtures as well.”

“Ms. Orvedal asked if the wetlands delineation had been approved by the Natural Resources Commission.”

“Ms. Felshin seconded the motion.”

“Ms. Orvedal wondered why the Applicant was not proposing two duplexes and two single family dwellings instead of one duplex and four single family dwellings.”

“Ms. Felshin recused herself from this hearing on the grounds that she is an abutter to the property.”

“Ms. Felshin asked for clarification on the matter of the maintenance responsibilities of the on‐site and off‐site drainage system.”

“Ms. Felshin had recused herself”

“Ms. Felshin stated that the Board should not wait for the updated HPP because it would take some time for a new article on the warrant to pass and modify the ability to build affordable housing and even longer before it was permanently built.”

“Ms. Hughes noted the public comments they received”

“Ms. Hughes noted the public comments they received”

“Ms. Felshin moved to endorse the Plan”

“Ms. Felshin seconded the motion”

“Ms. Felshin seconded the motion with all voting in favor.”

“Ms. Felshin seconded the motion”

“Ms. Felshin ‐ West Concord Advisory Committee (which is a subcommittee of PB)”

“seconded by Ms. Felshin”

“Ms. Felshin seconded the motion with all voting in favor.”

“Ms. Felshin nominated Mr. Bosdet as Chair.”