Ms. Miller

“Ms. Miller informed the Board of an upcoming MCI Concord Advisory Board community event which will review various land use scenarios for the property, including mixes of commercial, housing, and municipal uses.”

“Ms. Miller moved to recommend affirmative action as printed in the warrant based on the explanation printed in the briefing book.”

“Ms. Miller moved to recommend affirmative action as printed in the warrant based on the explanation printed in the briefing book.”

“Ms. Miller moved to recommend affirmative action as printed in the warrant based on the explanation printed in the briefing book.”

“Ms. Miller moved to recommend affirmative action as printed in the warrant based on the explanation printed in the briefing book.”

“Ms. Miller moved to recommend affirmative action as printed in the warrant based on the explanation printed in the briefing book.”

“Ms. Miller moved to recommend affirmative action as printed in the warrant based on the explanation printed in the briefing book.”

“Ms. Miller provided an update on the MCI Concord visioning and zoning development process.”

“Ms. Miller provided an update on the MCI Concord visioning and zoning development process.”

“Ms. Miller seconded the motion.”

“Ms. Miller seconded the motion.”

“Ms. Miller expressed gratitude to developers who submitted comments, noting that their comments were refreshing and supportive. She highlighted the importance of dialogue and collaboration with the Planning Board, appreciating the constructive engagement.”

“Ms. Miller seconded the motion.”

“Ms. Miller commented that the MCI Concord Redevelopment Committee is working on issuing an RFP to hire a consultant for Phase 1 of the redevelopment which will be the initial visioning of how the parcel could be used.”

“Ms. Miller emphasized the importance of broader community engagement”

“Ms. Miller stated that she attended the Division of Capital Asset Management and Maintenance (DCAMM) public hearing and workshop on the MCI-Concord redevelopment”

“Ms. Miller seconded the motion.”

“Ms. Miller moved to approve the preliminary subdivision plan application of Stamski and McNary, Inc., for improvement of a new roadway and for the creation of 2 new building lots at 61B Walden Street (Parcel # 0274-2).”

“Ms. Miller provided an update on the Economic Vitality Committee's ongoing discussions regarding accessory uses in industrial zones.”

“Ms. Miller gave a brief update on the MCI Concord Prison closure and a meeting with the Division of Capital Asset Management and Maintenance (DCAMM) where they gave a presentation on the existing property and a timeline for the next steps.”

“Ms. Miller”

“Ms. Miller mentioned a discussion the Select Board had had about how Board and Committee priorities align with Town priorities and coordination with the entities involved.”

“Ms. Miller moved to approve the minutes from the March 6, 2024 meeting.”

“At 7:00 PM Ms. Miller opened the meeting and asked for a roll call from the Board members.”

“Ms. Miller moved to elect Mr. Boardman as Chair, Mr. Giddings as Vice Chair and Mr. Almeida as Clerk.”

“Ms. Miller seconded the motion.”

“Ms. Miller opened the meeting”

“Chair Miller opened the public hearing.”

“Ms. Miller opened the meeting and asked for a roll call”

“Linda Miller moved to approve the application of EMS Development”

“Chair Miller opened the meeting for public comment and there was none.”

“Chair Miller stated that the Economic Vitality Committee voted unanimously to support the MBTA Communities Act.”

“Chair Miller asked if there were any questions from the public.”

“Chair Miller opened the meeting for public comment”

“Chair Miller stated that the Board had received a draft decision for review and asked if there were any questions or concerns from the Board.”

“Chair Miller gave a presentation on Article 34.”

“Ms. Miller opened the meeting and asked for a roll call from the Board members”

“Chair Miller opened the public hearing.”

“At 7:00 PM Ms. Miller opened the meeting and asked for a roll call from the Board members.”

“Chair Miller moved to continue the public hearing”

“Chair Miller addressed differences between the two committees and the timelines of the Planning Board vs. the Economic Vitality Committee.”

“Chair Miller asked if there was any public comment.”

“Chair Miller moved that the Town Planner and Ms. Felshin draft a recommendation letter”

“Chair Miller asked if there were any questions from the Board”

“Chair Miller asked if there was any public comment and there was none.”

“Chair Miller stated that if anyone had any more comments that they could send them to the Town Planner to be incorporated into the presentation or handouts.”

“Ms. Miller opened the meeting”

“Chair Miller opened the public hearing”

“Chair Miller asked if the Board had any questions about the project.”

“Chair Miller moved to approve the Scenic Roads Bylaw Rules & Regulations as submitted.”

“Chair Miller asked the applicant to address changes to sight lines at the parking lot entrance.”

“Ms. Miller opened the meeting and asked for a roll call”

“Chair Miller asked for any comments or questions from the Board.”

“Chair Miller asked for any comments or questions from the Board.”

“Chair Miller opened the public hearing.”

“Ms. Miller moved to continue the application of EMS Development for improvement for review of the Definitive Subdivision Plan for improvement of a new roadway and for the creation of 4 new building lots at 80X and 1053 Main Street (Parcels # 3730 & 3734) to the March 6, 2024 meeting at 7:00 pm and to accept the time extension request to March 8, 2024.”

“Ms. Miller opened the meeting and asked for a roll call from the Board members”

“Chair Miller gave an overview of the history of the Scenic Road bylaw and explained that the Board would review the draft of the Scenic Roads Rules & Regulations and take comments and questions from Board members and the public after each page.”

“Ms. Miller moved to approve the minutes”

“Chair Miller commented that there would be no changes to the existing warrant articles as they have been submitted.”

“Chair Miller touched on the closing of MCI Concord Prison.”

“Ms. Miller opened the meeting and asked for a roll call”

“Chair Miller explained that the warrant article was structured to allow for as much as 20% of units as affordable at 80% AMI but that an economic feasibility study needs to be completed to support that level.”

“Chair Miller asked the Town Planner and the Board to review the Envision Concord spreadsheet to determine if there were other amendments that might be worth pursuing.”

“Chair Miller moved to approve the Application of Crosspoint Associates, Inc., under Zoning Bylaw Sections 7.7.24 (Joint Parking), 7.7.2.8 (Reserved Parking), and 11.8 (Site Plan Review) to allow the demolition of an existing vacant restaurant building and the construction of a new four‐tenant commercial building with extensive modification and improvements to the Site at 768 Elm Street (Parcel # 1898) as amended.”

“Chair Miller moved to rescind the February 21, 2023, Lot Release of lots 41, 47, and 50 Sunnyside Lane and grant a release of the Restrictive Covenant for lots 41, 47, and 61 Sunnyside Lane.”

“Ms. Miller thanked the Concord Municipal Affordable Housing Trust and the Concord Housing Foundation for their letters of support for the MBTA Communities Warrant Article and the Two‐Family Dwelling Unit Article.”

“Ms. Miller thanked the Concord Municipal Affordable Housing Trust and the Concord Housing Foundation for their letters of support for the MBTA Communities Warrant Article and the Two‐Family Dwelling Unit Article.”

“Ms. Miller opened the meeting and asked for a roll call from the Board members”

“Chair Miller moved to approve the minutes”

“Ms. Miller asked about parking and tree removal.”

“Ms. Miller opened the meeting”

“Ms. Miller opened the meeting and asked for a roll call”

“Ms. Miller adjourned the meeting at 9:50 PM”

“Ms. Miller moved to continue the public hearing to January 16th at 7:05 p.m. and accept the time extension to February 12, 2024.”

“Ms. Miller thanked Ms. Ferrari and moved to nominate her”

“Ms. Miller thanked Mr. Whitney and moved to nominate him for appointment by the Select Board as the Planning Board's designee as a full member to the Historical Commission for a term to expire on January 1, 2026.”

“Ms. Miller informed the Board that she did attend the MassHousing site visit and concurred with the Town Planner’s comments.”

“Ms. Miller noted her concerns with the projected increases in the Level of Service for the adjacent intersections and requested that Mr. Cram's update to the analysis address this issue.”

“Ms. Miller adjourned the meeting”

“Ms. Miller asked about the public access trail and the timeline for development for the trail”

“Ms. Miller thought the parking table needs to be revised at some point and that the Board needs to have a conversation among Board members about all the data and analysis Mr. Gregorio has done so that the Board can figure out how to present this in an organized fashion so that people can understand it.”

“Ms. Miller opened the meeting and asked for a roll call”

“Ms. Miller adjourned the meeting”

“Ms. Miller opened the meeting and asked for a roll call”

“Ms. Miller moved to approve the minutes”

“Ms. Miller moved to continue the public hearing for the application of Crosspoint Associates, Inc., under Zoning Bylaw Section 11.8 for Site Plan Review to demolish the existing restaurant building and construct a new 1-story multi-tenant building with site improvements at 768 Elm Street (Parcel # 1898) to October 24th at 7:10 pm.”

“Ms. Miller adjourned the meeting”

“Chair Miller gave a review of the MBTA Communities Zoning Act requirements for multi-family zoning. She presented a slide showing calculations of area versus density using the proposed areas gathered at the public mapping exercise. She explained that those calculations led to an excessive amount of area and units that will need to be condensed and a new map created.”

“Ms. Miller opened the meeting and asked for a roll call from the Board members”

“Chair Miller brought up the consideration for affordability options based on what the Commonwealth allows.”

“Ms. Miller agreed, after clarification, that the Planning Board should align with the Town's position in such situations and suggested that the language in the guidelines needs clarification”

“Ms. Miller finalized volunteering commitments with each of the Planning Board members for potential discussion on Warrant Articles at the upcoming Annual Town Meeting.”

“Ms. Miller finalized volunteering commitments with each of the Planning Board members for potential discussion on Warrant Articles at the upcoming Annual Town Meeting.”

“Ms. Miller finalized volunteering commitments with each of the Planning Board members for potential discussion on Warrant Articles at the upcoming Annual Town Meeting.”

“Chair Miller adjourned the meeting”

“Ms. Miller opened the meeting”

“Ms. Miller stated that the Board would welcome opportunities to discover ways in which they could align zoning with sustainability objectives and asked the Board to send any comments to the Town Planner to collect and review at the next meeting.”

“Ms. Miller moved to continue the application...”

“Ms. Miller moved to continue the public hearing”

“Ms. Miller adjourned the meeting at 9:45 PM”

“Ms. Miller opened the meeting and asked for a roll call”

“Chair Miller stated that there will be a MBTA Communities Zoning update discussion, focusing on building standards, affordable housing, open space and parking.”

“Ms. Miller raised questions about the amount of parking needed for the commuter rail stations and past confusion around parking needs. She expressed the importance of understanding the parking requirements for those using the train stations and emphasized the need for clarity on how much public parking should be available, especially in potential redevelopment areas like the Thoreau Depot and West Concord. She acknowledged that the MBTA is unlikely to provide specific data on rail stations and proposed including this aspect in the study for informative purposes.”

“Ms. Miller adjourned the meeting”

“Ms. Miller opened the meeting”

“Ms. Miller moved to release Lot 4”

“Ms. Miller moved to approve the minutes as written for April 25th.”

“Ms. Miller opened the meeting and asked for a roll call from the Board members”

“Ms. Miller stated that the Board's discussion of the application and recommendation to the Zoning Board of Appeals would continue at the Planning Board Meeting of August 22, 2023 after receiving additional reports from Town staff and information from the project consultants.”

“Ms. Miller adjourned the meeting”

“Ms. Miller stated that the Board is gathering questions and comments”

“Chair Miller asked if the Applicant could review the list of requested waivers.”

“Chair Miller moved to continue the application”

“Chair Miller adjourned the meeting”

“Chair Miller stated that this topic will be discussed at each meeting going forward but that there is no presentation or discussion from the Board planned at this meeting. She asked if there were any questions or comments from the public.”

“Chair Miller commented that the Board had been provided with a draft recommendation letter”

“Chair Miller stated that the Select Board would like to receive input from various town committees on NOVO Riverside Commons, the Comprehensive Permit project proposed on Baker Avenue. The Board discussed drafting a comment letter.”

“Ms. Miller opened the meeting and asked for a roll call”

“Chair Miller gave a brief explanation of Planned Residential Developments”

“Ms. Miller adjourned the meeting”

“At 7:00 PM Ms. Miller opened the meeting and asked for a roll call”

“Ms. Miller opened the meeting and asked for a roll call from the Board members.”

“Ms. Miller raised a question about the responsibility of the Planning Board and the availability of the presentation for review.”

“Ms. Miller adjourned the meeting”

“Ms. Miller stated that a proposed list of Planning Board designee and liaison assignments was arranged for various municipal committees by Ms. Hughes, and Ms. Miller confirmed the list of the recommendations to the other Planning Board members.”

“Ms. Miller provided an update regarding some of the ongoing issues at Hanscom Field, stating that the Select Board had elected to retain Counsel.”

“Ms. Miller asked Mr. Berrizbeitia if the HDC had considered making a change to the enabling legislation to make appointments more like other committees”

“Ms. Miller asked what role the Planning Board would have in the Hanscom Project.”

“Ms. Miller had questions about the calculation of parking requirements for different types of locations”

“Ms. Miller moved to nominate Andrew Boardman as Vice Chair of the Planning Board.”

“Ms. Miller suggested that Public Works apply for CPA funding to support maintenance of historic stone walls in the public road right‐of‐way.”

“Ms. Miller asked if he could give an idea of how parking would change versus what was previously approved.”

“Ms. Miller commented that a Select Board Member made a good point about food trucks on private property.”

“Ms. Miller commented that a Select Board Member made a good point about food trucks on private property.”

“Ms. Miller asked whether it was necessary to remove 20 ft. of stonework.”

“Ms. Miller seconded the motion.”

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

“Ms. Miller clarified that the meals tax would only be applicable to food trucks that are operated out of local restaurants.”

“Ms. Miller answered that the 52 days is limited to the property, not the truck.”

“Ms. Miller noted that the process is very diverse across towns but that in general, there are constraints.”

“Ms. Miller asked about the availability of parking spaces at the current location of the real estate office and it was confirmed that there is plenty of parking available at any given time.”

“Ms. Miller seconded the motion”

“Ms. Miller seconded the motion.”

“Ms. Miller asked for an update on the MBTA Communities requirement.”

“Ms. Miller asked about their hours of operation.”

“Ms. Miller asked if the Applicant could provide information on sound levels of the HVAC equipment and proposed changes to exterior lighting.”

“Ms. Miller seconded the motion.”

“Ms. Miller asked where construction vehicles will be parked during construction.”

“Ms. Miller volunteered to review changes with Ms. Felshin.”

“Ms. Miller stated that she did not mind decreasing the frequency of the meetings, but voiced her concerns that the Board would need to process more meeting materials and documents between each meeting.”

“Ms. Miller asked if there has been a discussion or plan for protecting the bollard light”

“Ms. Miller seconded the motion.”

“Ms. Miller seconded the motion.”

“Ms. Miller volunteered to present the Mobile Food Establishment article”

“Ms. Miller moved to continue the discussion of the Concord Center for the Visual Arts for a Special Permit with Site Plan Review under Zoning Bylaw Sections 7.1.3, 7.7.2.12, 11.6 and 11.8 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 (Parcel# 0015) to the January 24th meeting at 7:10 pm.”

“Ms. Miller asked if this project would increase the number of horses on site and whether there would be a waste issue that would need to be considered.”

“Ms. Miller moved to continue the Public Hearing without discussion on the Definitive Subdivision application of Quarry North Road LLC...”

“Ms. Miller asked whether a mobile food establishment could get approval to set up a truck on private property and charge money.”

“Ms. Miller seconded the motion.”

“Ms. Miller questioned how the number of employees was determined.”

“Ms. Miller stated that the Board is aware of and grateful for the improvements that Concord Academy has provided along Main Street but also wanted to acknowledge that the property owners and merchants in the Town Center pay taxes and their support of the quality of life in the Town Center should be reflected.”

“Ms. Miller stated that she was not sure that it was going to be easy to monitor and implement the parking requirement and felt that the green space and trees that will remain on the campus would not benefit the community in the same way that parking spaces would.”

“Ms. Miller asked if there was a comparison of heights to other buildings in the center.”

“Ms. Miller moved to approve the meeting minutes of August 23, October 11th, and October 25th as submitted.”

“Ms. Miller asked how much parking was at each of the current middle schools and stated that information would be helpful to determine if relief from parking should be granted.”

“Ms. Miller seconded the motion.”

“Ms. Miller remarked that the Select Board did not vote to support recommending additional funding of the Junction Village/Christopher Heights affordable housing assisted living project to the state.”

“Ms. Miller presented a draft bylaw for mobile food establishments”

“Ms. Miller moved to recommend to the Board of Appeals to grant the Special Permit for a 6‐unit Planned Residential Development pursuant to Zoning Bylaw sections 10, 11.6, and 11.8 for 48Y Fitchburg Turnpike (Parcel # 3419) based on the Board's letter dated October 12, 2022 as amended.”

“Ms. Miller moved to approve the meeting minutes of August 9th.”

“Ms. Miller asked what the distinction was between a full service and fast‐food restaurant.”

“Ms. Miller asked whether it would be helpful to have a joint meeting with the Chairs of the Select Board, Planning Board, and Finance Committee.”

“Ms. Miller moved that the Chair set up a meeting with the Chair and/or delegate from the Select Board, Town Manager's Office, and Finance Committee to determine next steps with the MBTA Community Multi‐family Zoning Requirement Guidelines.”

“Ms. Miller commented that the town has voted in support of this project by approving Community Preservation Act funds...”

“Ms. Miller agreed and commented that it was her opinion that this plan is better than the standard subdivision plan they had reviewed previously.”

“Ms. Miller agreed and commented that it was her opinion that this plan is better than the standard subdivision plan they had reviewed previously.”

“Ms. Miller asked if more parallel parking could be included on the campus roadways.”

“Ms. Miller asked whether any thought had been given to incremental parking or staging of the busses over at the Peabody Middle School site.”

“Ms. Miller suggested giving parking relief for adding solar panels and charging stations.”

“Ms. Miller commented on other Towns having issues with traffic backing up on the roads at fast food restaurants.”

“Clerk Miller was Acting Chair and at 7:04 p.m. opened the meeting and asked for a roll call of the Board members.”

“Ms. Miller asked the Applicant to provide information on the difference between the previous standard subdivision and the proposed PRD and why there were no affordable units.”

“Ms. Miller questioned where the Applicant got the data for the fiscal impact study.”

“Ms. Miller wondered how the solar installation on the roof would be feasible on the four different models given the type of roof lines and whether additional ground‐mounted solar would be feasible.”

“Ms. Miller asked if public trails would be provided.”

“Ms. Miller moved that the Board accept the meeting minutes of April 5th as written.”

“Mr. Miller informed the Board that the affordable housing groups have been discussing the Junction Village Christopher Heights project having a shortfall of funding and possibly not moving forward, which will likely cause the Town's Subsidized Housing Inventory to go below 10%.”

“Ms. Hughes confirmed there was none.”

“Ms. Miller moved to endorse the Definitive Subdivision Plan application of AWMW, LLC for the improvement of Sunnyside Lane and the creation of four new lots”

“Ms. Miller asked when information regarding the new housing production plan and their 40B requirements would be released as both would give the Board a rationale for moving ahead with something in housing.”

“Ms. Miller stated it would be helpful at the next Town Meeting to show that they have the support of the Affordable Housing groups in Town.”

“Ms. Miller – affordable housing groups (Affordable Housing Trust, Concord Housing Foundation, Concord Housing Development Corporation, Concord Housing Authority, Housing Production Plan)”

“Ms. Miller”

“Ms. Miller asked about the tree replacement requirement from the Natural Resources.”

“Ms. Miller asked about the tree replacement requirement from the Natural Resources.”

“Ms. Miller questioned the increased traffic during construction.”

“Ms. Miller stated that there were community members in favor and questioned whether a site plan review document would have helped in answering their questions on the process.”

“Ms. Miller stated that there were community members in favor and questioned whether a site plan review document would have helped in answering their questions on the process.”

“Ms. Miller moved that the Planning Board recommend that Town Meeting take affirmative action on Article 24.”