New Town Planner Karen Horn unveiled a streamlined set of four zoning articles Monday night, aiming to overhaul accessory dwelling unit regulations and local affordable housing caps ahead of the upcoming Town Meeting. Horn, making her debut report to the board, explained that staff opted to focus on high-priority corrections to ensure clarity for voters. We scaled back because we felt there was some wording that was confusing on a couple of them, Horn said, noting that more complex issues like deck setbacks would be deferred for further study over the summer.

The proposed warrant articles include two technical corrections to the Accessory Dwelling Unit (ADU) bylaw regarding text and definitions. A third article would allow non-conforming lots in the B2 district to be redeveloped for conforming uses without requiring a special permit. The final proposal seeks to adjust density calculations within the Planned Mixed-Use Development (PMUD) framework. Horn explained this adjustment is vital so that the affordable village could fit under the cap for the number of residential units. The board anticipates holding formal public hearings on these articles and new department of public works stormwater regulations in mid-March.

The board also continued its review of a three-lot subdivision at 431 Marine Street, where developers are navigating a jurisdictional stalemate with state authorities. Representative Dana Jr. reported that while MassDOT has requested the traffic management plan, they are waiting for local Planning Board approval before moving forward. Conversely, the board typically prefers state input first. Peer review engineer Pat Brennan confirmed the hurdle, noting, MassDOT does require all local approvals be secured before they will issue a permit. Member K. Cantwell acknowledged the common procedural knot, stating, Pat took my fun. MassDOT usually requires town approval first.

Significant infrastructure upgrades were introduced to the Marine Street plan, including a new 40-foot right-of-way connecting to landlocked property owned by Sue Larkin. To accommodate potential future growth, Dana Jr. told the board, I upgraded the water main to 8 inches, which is standard, in case the backland is developed in the future. The developer also proposed naming the new cul-de-sac Tanner Hill Road, a nod to a historic tannery once located in the vicinity. Drainage plans were further refined with the addition of a tire wash area and a shift from silt fences to silt socks for erosion control.

The proposed road alignment, however, created a new conflict with existing structures on the property. Member F. Monaco asked, Will you be taking down the barn for the existing house and shed? While Dana Jr. hoped to preserve the barn, Horn noted the building would sit only 10.2 feet from the new road, failing to meet the required 20-foot accessory building setback. I'll have to investigate that, Dana Jr. responded. I don't want to get rid of the barn, but that’s the only place I can put the road extension to make the geometry work for all three lots.

Acting Chair K. O'Donnell noted that several items, including the barn encroachment and a formal planting plan, remain outstanding. We still need to address the barn/shed, the planting plan, and the driveway connection for number 11, O'Donnell said. Associate Member C. Johnson characterized the detailed deliberations as pretty contentious during the closing moments of the session. Motion Made by K. O'Donnell to continue the public hearing for 431 Marine Street to February 23, 2026, at 7:05 p.m. Motion Passed (4-0). N. Pappastratis joined the board in the unanimous vote to continue the hearing.

In other business, the board deferred a public hearing regarding the Brandt Rock Village overlay special permit for the Brandt Rock Pavilion. Motion Made by K. O'Donnell to continue the public hearing for Brandt Rock Pavilion to March 2, 2026, without testimony. Motion Passed (4-0). The delay allows the applicant to complete their required appearance before the Zoning Board of Appeals before returning to the Planning Board.