all right we're going to order excuse me I'm sorry my head's a little scattered Um we're going to start with a public hearing 2025B Uh this is being recorded via Zoom Anybody in the audience Hopefully you've signed in Uh introduction of our planning board members Madison Pixley
chair Christina Bord David Demers John Matthews Yosibilia is our associate member and Joanne Fior planning coordinator Our statement of authority The planning board is established under chapter 48 of the general laws of Massachusetts and acts in compliance with chapter 48 under the zoning bylaws
of the town of Hampton Chapter 41 governing the submission and approval of plots of proposed subdivisions and rules and regulations governing the subdivision of land in Hampton Massachusetts Our legal notice The Hampton Planning Board will hold a public hearing on Wednesday April 16th at 6:30 p.m in the townhouse 25 Main
Street Hampton Mass to amend the town of Hampton zoning bylaw to establish a battery energy storage system BESS bylaw Information related to this application is on file in the town clerk's office and is available for review by the public during normal business hours For the board Madison Pixley chair of the
Hampton Planning Board published in the Wilberham Hampton Times on March 27th and April 3rd Uh so we ask that anybody that's speaking tonight to please identify themselves Um so the purpose of our public hearing tonight is to allow the public to voice their concerns or
questions Um I'm not planning to read through our entire bylaw but if you have specifics that you want to know if we've included it Uh most people have been here to all most of our meetings so hopefully you're familiar with it So have you read it
Great So can I read it to you Please You're going to recite it at town meeting right 12 pages Yeah So I'll just open the floor if anybody wants to ask questions concerns All right We'll endorse it
Let's go Uh Donald I just like to make a comment I'd like to first of all thank the planning board for taking on this task Such a compressed period of time Six months an easy thing to do by extensive to this But I would also like to comment
that very important to the town to have this pass on the fact our water the fact that the battery storage units do have a history of fires that are dangerous spewing dangerous
chemicals and plus our fire department has limited access to water supplies and that I know it has to be approved by the attorney general I think the most important thing that the board can do after they after this pattern of the town meeting is to have a comprehensive
cover letter which explains the exact reason why yep that we need this for our particular town and a lot of towns have been successful and I thought they were pretty comprehensive did a great job on a short period of time and I really appreciate that
Thanks Thanks Do you want to help write that letter That's great I probably already got it on my computer Well you just everything you just said is basically what Joan and I had talked about having to include in it So I'll send you a draft Great
And do my best work at like 4 in the morning I was just I was going to make a joke that I've seen very early emails from you So okay All right Any comments from the crowd And Gina thank you so much for all of your efforts We really appreciate it
It was very helpful very wasn't to say I was happy to do it but I learned a lot in front of us So yeah And you help inform us which is great So thank you very much You're very welcome Hi Peter Looking for a limit on the size of batteries they can keep in or is it
Yep So there's different tiers that are included um which limits the battery size for let me help me with my words uh the zoning So for so tier one is a uh energy capacity of
250 kilowatts or less um in a room or enclosed structure consisting of only a single energy storage system technology So each one can is equivalent to a certain amount
Um see where's the we're looking for the the addition to the table of uses within the zoning bylaw We're looking for the copy of that Essentially each of these tiers will be permitted in separate districts
through special permit process So tier one will be residential tier two would be commercial and then tiers three and four would be special permit um industrial right So for the large ground mount solar Yeah So
the tier one and two is like residential and what you'd see on top of like talk about huge storage facility out I mean it's not something solar or anything either Yeah Is that still on
board Is that being talked about No they haven't They came to us with questions about that We haven't heard anything else about it So if I can put it on it No if I can speak to that Peter Um that was a resident that wanted to
put it um because their land properties correct But that that was directly under those I'm going to call it ultra high voltage right power lines okay if you will Um and there's other communities that
are dealing with this type of battery storage at this time So um if I may the if I may Yes Um I have a problem which I usually do
okay with with the way the state the state has mandated this and said that um and it's in DHY Wallace Pillsbury and Murphy's um our town council's cover letter of their review of our proposed
bylaw And um I'm going to read it and it says DESS is considered part of solar and is afforded protections from zoning under the do amendment Okay Or
Massachusetts general law C4A section 32 But that's doesn't matter A community may not prohibit or unreasonably regulate BSS except where necessary to protect healthware welfare safety of the
p of the public The Supreme Judicial Court has determined that where a town restricts the placement of solar or bees to 2% or less of the land within its limits it has effectively prohibited the use in
violation of the Dover amendment It is my understanding that the town of Hadley is concurrently being sued because it has greatly restricted bees with the intent to protect its water
sources The result of that litigation may provide further insight onto how much is too little or whether the town is justified in its restrictions Now from
my gleaning of this paragraph they're saying that um our town council is saying that um we have effectively prohibited um bees but we
have we've limited tiers three and four because of their capacities Okay But we've let the commercial zone which is tier two and the residential which is tier
one Those are lower potential batteries if you will So we've allowed that throughout the town You know commercial district gets this No I understand So the problem the problem is is that the
state is moving forward with this as Don had said in a manner that they want to get this done you know in in such a time frame that's very difficult because I'm going to bring up the
the tier three and it says uh have an aggregate capac energy capacity of 250 kilowatts but less than or equal to 10 megawatt hour Um so they've given you a
range but um tier four okay the aggregate capacity greater than 10 megawatt So in other words
um I'm not sure that you would want a 10 me 10 megawatt battery in your backyard if you're No I definitely do not No So what we've tried to do is tried to limit where these would fit
appropriately in the town Um but apparently um we've got quite a bit more work to do because uh town council doesn't feel that the bylaw that we've written is
correct and would be um rejected by the attorney general's office So anyways do did I answer your question Yeah mostly mostly that's only small
commercial really um in what in storage facilities Um what about ventilation Because they batteries can't give up the Yes Yeah Um so again we're not battery
experts here We've tried to get as much information as we can So it is um it's it's somewhat disheartening that we have
um this and and I'm going to just say that this came to us last night Okay So you know we haven't had a real chance to review it Yeah Well percentage of lamp is already taken off
by solar yields Did we have that at some point Oh no But I I do recall that per capita Hampton has the most solar in the state of Massachusetts That that's the most I remember But I don't think we know what
percentage of land is currently taken I if I heard you right John you said 2% of the land So where we would allow it and I don't this is only one small
portion So what what our town council is saying tier three and tier four we limit that because there's s such a high uh potential the batteries have such high potential Um and she said we would in
the limited industrial district So limited industrial if you will There's a section right almost across the street from Yuk County Um and basically off of Mill Road and there's some other smaller areas okay around town but those are
pretty much the limited industrial areas of zoning in the town where we would allow it [Music] Um again the Scanic River runs fairly close
to um the you know the across from you and that's a limited industrial Yeah So then um the other business it's actually there's some limited industrial in there unless we've changed it but Oh
there's a strip running Yes Yeah So there's a small strip in there but densely uh occupied residential area Yeah No that's that's Yes So um we've tried to take into effect where
we where we as a board would feel that it was appropriate Okay Um and we also have put in here setbacks that are required So that kind of also only allows for certain areas like it can't go into a densely populated area
because of the setbacks that were requiring So we tried to cover ourselves if they're saying that the limited industrial was too unreasonable by pushing for the setbacks So um and excuse me because like I said I'm
reading it now Um but she has our town council has addressed this So I guess what would what would your comments be as residents from the town about uh battery um energy
storage systems I guess I mean not saying we don't want them but how would you how would you see them to be effectively zoned or where would you be No but I can't go
by that Yeah Yeah I want you to do a limited use I think it would be fine And if you don't mind I'm I'm going to tag tag on Peter You have I believe some experience being you know previous fire chief and things
of that nature So you do have some experience um in fighting fires and yeah it's even fun when the battery storage battery starts to fire it will continue to reignite until the energy batteries right the longevity of
those signs Yeah So you know that has to go into consideration too And where they're installed inside people's homes Yeah I don't know if how they would work that Pete But that that would go under fire department I would have to say Yeah And I think that's going to be a boat
building code type of thing It may be not allowed inside on a residential but on an outside you know Um so that's more building right That's more building fire department Yep And yeah the fire Yep I believe there's a code for the fire for
fire in Massachusetts also So I think what's going to happen is you know building and fire they would have to those two codes would have to address it Fire coming down and the building
on my thing and yes it's going to be a problem in the future Yeah Yeah Well especially if you have batteries of fairly decent size Um
I have a question I am John Road So despite the fact that Bill and Wallace our town council say that it's too restrictive What presents us with putting it forward as is because as we all know most of the language that's in there was taken from other towns where
the attorney general has already approved Yeah those restrictions Yep We're in agreement with you Um that's what we talked about last time We don't want to change what we're Yeah doing So we are gonna and I think we should fight that battle because they've already approved it And like Don said the cover letter hopefully will help us So that's
what our plan is We're not I did send the letter off and and this is in transparency I did send the letter off to uh to our count council and trying to justify but um
yeah that's what well I mean it's it's not only it's not new it's already been yeah it's been approved and there's been a caution statement I'm going to call it a caution statement from the um the um
no yeah well actually coming back and I'm I'm going to use where as an example because I think we did model some of our bylaw off of where and she actually sent us back where so I understand the language Yeah And so the where she sent it back to us and we we had this was my
feeling was that we understand that um that where got a letter back from the attorney general and and and basically it says you cannot use um this to
certain things to deny a permit But my feeling is is that um because of the way Hampton is situated okay um that we have that right to do and I I'm probably wrong I'm
no lawyer trust me But what bothers me the No what bothers me the most is that you have somebody in Boston um that's going to review this and say
no that's maybe never come to this town Um so that's a problem with me So zoning I I feel again this is my feeling um the zoning is really should be the
responsibility of the town because nobody knows the town better than the zoning the zoning and that's that's in in the residence but we we we respectfully disagree or I respectfully
disagree with uh Rose's I'm saying Rose but her comments that because we're taking and we're saying bees is permissible and increase beyond 2% You know what we are allowing it We're not allowing certain tiers of it but we are
allowing it So um I mean unique situation with the water that makes it especially difficult Yeah very much so It's it's you know very important our water our wetlands okay and um you know
the large amount of endangered species in this town um so we try to recognize that the natural resources of the town but again I'm not sure I know I'm not sure and I'm looking at you Don because I say
we go forward okay I'm from I come from a science background if you fail a thousand times you haven't failed You just found a thousand ways not to do it Right Right Well or you've gotten a thousand more right More learning experiences I believe we have a good I I
I've read them I think they're very good I think we have a good case based on the water supply the the aesthetics of the town the woodlands the the position and the fact that we have nine active solar farms in the town It's not like we're saying we don't like to go solar right
No And that's why I mean we've embraced I think I think that the I think the building inspector told me there was 87 or 90 homes with solar on it was getting you know so it's yes embrace solar but I
mean to a point where we've even put it on our landfill Yeah So um you know I mean it's not that this town has said we don't want any solar we don't want any bees Like I said we're limiting the high
potential bees That's was my feeling Okay And again I'm seeing some nodding from the heads from the rest of the board So um give it a try Okay I mean yeah The only thing she did say to me I'm telling the board is in that
statement of municipal interest that we would attach to the bylaw Yeah I did ask her for a sample just so we see it But she did say you have to substantiate your generalities with with statistics documented statistics not just because
oh we have an aquafer and we don't have a public water supply That's that's not good enough She said because you allowed solar She said you actually have to provide statistics on how the lithium batteries burning of them How is that
different if you have it in a solar So she said that would have to include real statistics not generalities Just giving you that since you're helping us cover letter to write it We
had Venus working You got email at 4 a.m Dig through my archives I have it She has it I do have a question though Yes Bill of 219 Ames Road So worst case scenario this comes back and they deny it Does the attorney general normally
deny a bylaw the entire bylaw or only like portions of it So we still have a will it depend on what gets denied But that's the only thing the town council is concerned about They were cool with everything else That make sense It does make sense I I don't know the answer to it Maybe Don or
John do Got him Deny all but they did not we did right They said we approve right this part here right and we had to change it Yeah So then the but so if they say okay it's too limiting but we approve everything else then we
have a bylaw at least in place So that's like worst case scenario Right Okay And then they always put at the bottom of it this is just our opinion and you might get sued Correct That's they like to say that well and that and that gives
credence to any lawyer of course it's a latigious society we live in So um somebody that feels that a developer or whoever um can always take the town to court and we have to fight it out in
court Um so it doesn't even the most effective bylaw that was approved by an attorney general does not preclude that you won't be taken to court So a lot of things changed too with that tracer lane bylaws that got in We're going to we're
going to challenge that now Yeah And and that's and that's some of it So um yeah All right So we can close the public hearing without making a recommendation or with making a recommendation I go ahead Nope
My feeling is is that we have to look through this and make changes where appropriate Okay And I understand the in other words some of this the grammatical stuff Yeah She like she says um where we
would say procedures and schedule yearly she wants it to say annually Um yeah So I think well I think you read through these kind of No Yes So I was good with the grammatical things Yeah Um the
limited industrial we're going to leave as is right Yes This we're ignoring this Oh yeah And then the only other thing was the setbacks Did you look up So the setbacks are lower than the limited industrial
which is 75 front and then um 100 each side and back setbacks And in here we have it as 50 comment Yes comments
must joil on page six It's on section 7180 paragraph 2 failure of the owner operator to make the required notification that the special permit and site plan approval will be revoked That's what we wrote Yep She's
recommending may be invoked and I'm recommending we keep will be provoked Yes I am Yeah I agree That's a definitely a lawyer thing It's a lawyer Yeah Got it Well that her comment
her overall comment is that they need this is pretty strong and not this whole thing So notice and due process to revoke I'm not really sure what due process is Yeah Um I mean if we're going for it let's go
Yeah I think I think we just that one Yeah that's right 30 days And I understand her legal thing is you need to know um you need to provide uh a notice uh into the process meaning that um you wouldn't just say "Well we're
revoking." Try and get in touch with Yes We give them the opportunity Yep The operator you give them the opportunity to come forward with whatever's So um so Joanne I don't know if these are
stapled in the wrong order They are Okay Yeah because mine go Yeah if they were numbered I wasn't sure if they were stapled in the wrong order or numbered They were the cop Okay Um so page seven Those are fine right So do we need to change the setbacks Yes Okay
Yeah I think five six seven page three We're changing that back to 75 Uh good question because it's 75 100 and 100 and we've got 50 across the board So so yeah So we've got adhere to a 50 foot
setback from the front side and rear property lines and shall adhere to one 150 foot setback for many residential So problem being that 50 is less than the setbacks in our limited industrial 75
100 So it should be a 75 So do we do 70 across the board or Well this is front side and rear Our front side and rear are different They're not all one Yeah but they're not I think it's lower because it's not the same size batteries
No it's These are the setbacks for everything Yeah So the limited industrial area limits you limits you to a 75 foot increase front setback That's the minimum supported by our bylaw So we would want to increase this You need to
you need to make it equal to solar right No it's in the limited industrial area So you would because it's in the limited industrial area and what she's saying is well they don't jive Right Right So So
you would make whatever this is jive with limited industry That's what Christina said Yeah Yeah So that's so you don't change this We're not going to change the 75 100 You're going to change this right So we change the minimum front to 75 and then 100 100 side and
back Side and back Yeah So the front will be 75 Got a good markup She'll just give you Yeah I'll give you mine Or I can just Yeah So the front will be and then side and back will be 100 Yep [Music] Well that was for the private walls paid
uh page eight or she change changes typically to shall I I like that too Typically sounds more like a suggestion Shall sounds
more do it Do you want We are doing I think I'm gonna put check marks That's the stuff we're doing Okay Y is fine Page nine Do we want to
specify when that um noise study is done Um I think during the application process right Well she's saying like time of day night day weekend weekday When it's at its peak when's it at its
peak During the day when the sun's up that is the peak time of No peak is at night when it's quiet 24 hours You have to do it day and night Day and both run 247
[Music] problem testing See if we can at addressing them That seems to be it Okay Do you feel better John going through this Pardon me Do you feel better going through those You want to
go through it now No we just didn't Well no You So how you address BBH right Oh any Yeah we're just going to spell them out and then you can use acronym after Okay Okay And then Okay But on page four
she circled areas within 30 feet on each side of a system shall be cleared of combustible vegetation and other combustible growth I But that's with the solar There's something to do with that I think
she's referencing back to her question about the setbacks Setbacks right So I'm a little confused as to why she circled it because it's what are we doing It's just a clearing area I mean she circled it but didn't didn't write a note
because I'll leave it at 30 for right at all It's hopefully to keep to keep fire down fire from spreading Leave it No it stays That's their keeping Yeah it's just a the area that
they need to clear around the system I think we at least we've addressed all her comments Yeah So on page seven paragraph 8 Yeah I was a little confused about what operations and maintenance plan for the battery energy storage system plan Yeah
that's goes with the 30 feet of of on the other page I think she's trying to say the content of the 30 foot vegetative buffer It's just so I guess she's wanting us She's saying we should specify what
they're putting in the vegetative buffer What do we put in the source So do you want me to guess what she's thinking Yes In other words she's asking us to be definitive and it's okay What we put in the solar rubberies and all
that in the in the vegetative buffer in the solar No it says we put that there No it says for content of the actual shrubs The content is for where Christina said the 30 ft it's the same thing to do with that They
just want the No no it's different This is a vegetative buffer not a clearing This is like the buffer to Bill to shield things So there's going to be 30 feet around that's cleared and then there's going to be 30 feet of
vegetative buffer to to hide the hideousness Do we have to say maintained at But it looks like she wants the op I think what she's trying to say and again like John said we're just trying to guess what she means An operations and maintenance plan for the bees shall such plans shall
describe continuing battery energy storage system annual maintenance and property upkeep the contents of the 30 foot vegetative buffer as well as design So she like so I think it's just a period and then it says the content Yeah And and I think what the she's saying is
we should specify we want them to put in what are you using for the vegetative buffer like arbory trees mean 10 ft I think I think or something get that from the solar bylaw are we going to follow that
I think specified in there is it specified in the solar bylaw bylaw I believe it says the height and the types of the trees yeah then I Follow that 8 ft in arborites or shrubs similar like something like that They get planted at four and they get trimmed at
12 for the arborites and what it doesn't have to be an arborite It has you know or similar trees or something Yes This is decision That's 30 ft from the center of the battery placement itself or will it
be from the platform or [Music] whatever it combustible right so from the edges of the edges of of where
right so there's the there's the the battery energy storage system which will be like a large box from my understanding 30 feet around that box has to be totally clear of vegetation Okay So but Conniey's asking from the edge of the box or the center
of the box I assume the edge Oh it's from the box not the edge of the solar right I I would say edge of the structure
structure whether they want to put concrete 30 feet around that's on them but I would say from the edge of the box that structure itself the storage system itself 30 ft of nothing each side of a system Yeah Areas within
30 ft on each side of a system shall be cleared of combustible combustible vegetation and other combustible growth Yeah runs grass earth and berm or some combination of screening devices if utilizing a virtual buffer planted
heights six feet four to six feet apart and maintain 12 14 in height Right So we could take that description and just put it in there Right We we already cover what kind of trees and what should go in there don't we Or
is this they're saying that they they should specify in the in the operation Oh so we should just say reference refer to can't refer back to to be included in the OM reference
section referenced We could say that Yeah Yeah To be included in reference Find it Yeah Section section 7.175F
7.175F Oh I'm like the table's wrong Anyway I know I thought I had All right Anything else John you good Good Are we changing this table What we
decided on or are we leaving it We are we going to put the special permit for the um tier three and tier four in the um commercial district Remember we decided on that against it Yeah
are in industrial districts right now What do you think John Yeah What do you think What do I think Yeah Ask We got to make changes Yes going to make the changes and then we um then we'll have to uh review it Make
the changes review it and then we make our recommendation to uh move it to uh meeting Okay one question I know what DBH diameter breast that acronym National
Electric Code That's what I wanted Which one The NC National Electric Code Got it And you have BMS building management I wrote it down in here for you Oh you did Okay Sorry I didn't think you did it So when would we have to we have to hold
another public hearing to No No Take those comments I believe we'll take the comments that were here tonight Yep Address those in the bylaw Yep And then we would during that meeting the next meeting we review it and make our
recommendation Okay I Yeah So we'll have to meet So we got to have another meeting Yes 30th of this month A Wednesday The 30th is a Wednesday We have till the um the problem is and correct me if I'm wrong
Don The 12th is town meeting Yeah No but we want to be able to have the now the warrant articles will be going to the printer hopefully this week I'm saying warrant article but this week or early next
um this is going to have to be we'll have to check but I would say probably want to get it as soon as possible Um because got to go to a printer again I don't know if it's now Brian would know
whether that's got to be on green sheets or it's going to be appendix or it's going to be an appendix both of them along the ADU and there correct and I that's I I think that's the best bet Yeah You said we could pass them out
at town You said that Yeah Okay So you got to do within 21 days Yeah We're going to when you say I think your recommendations within 21 Yes From town meeting to Yes
From what town meeting or the advisory this hearing right Yeah Yeah I don't think we have 21 I don't think you have 21 days No Yeah So if we meet again on the 30th is that
what you're saying Or proposing Yep Then we'd be fine Does that work for you Yeah Because next week I'm Y All right We'll plan for that Excuse me Is that a quick one Yeah Well no Early as possible We're not having a public hearing It's going to be in a regular Is that a regular schedule No this is our only meeting for
the month Is it Is it a two or four She's asking if it need a regular schedule No Special planning board meeting It's not a two or four No it's a it's a five Wednesdays in April Three paydays is
4:30 at 6:30 right 4:30 at 6:30 please Okay I better write that down Can we do six Five No What exactly did that council say about the noise Was there something that was a miss No she just asked how
many how often they should do the testing or that was a what time of what time So you answered Yeah you okay Yeah you helped us Thank you Time of day Yeah All right So should we close this one and open the next
I move we So on the 30th you want these changes incorporated and it's going to be the final one on the 30th Okay I move we close public hearing case 2025B at uh 7:16 p.m I second
that All in favor All right Next order of business is case 2025C Um this is still being recorded Our planning board members Madison Pixley chair Christina Broador David Demers John Matthews Joseilia and Joanne Buor Our statement
of of authority The planning board is established under chapter 48 of the general laws of Massachusetts and acts in compliance with chapter 48 under the zoning bylaws of the town of Hampton Chapter 41 governing the submission and approval of plots closed subdivisions and rules and regulations governing the
subdivision of land in Hampton M The Hampton will hold a hearing on Wednesday April 16th at 700 p.m 7:17 p.m in the townhouse 625 Main Street Hampton Mass to amend the town of Hampton zoning bylaw to
establish accessory dwelling unit ADU bylaw Information related to this application is on file in the town clerk's office and is available for review by the public during normal business hours for the board Madison Pixley chair of the Hampton planning board published in the Wilberham Hampton
Times on March 27th and April 3rd 2025 So again any person speaking please identify yourself and kind of the same approach as our last one um just allow the public to voice your concerns or questions
Um we got these comments last night also right Yes So basically um we proposed the ADU last spring right Yeah And then the state came out with regulations So we are just modifying our bylaw to align with the
state's requirements I don't think we had to change too much stuff did we I don't know as I mean there depends on who you're asking but I trying to remember I'm not sure what she means by
the first comment on the table of regulations wrote a double-decker would be considered two principal dwellings C760 CMR 71.02 2 definition of gross floor area So we could only take half the square
footage of one of them I think so two separate you had two what I'm what I'm taking this as So if you had when she says a double-decker so there was a family living on the first floor a family living on the second
floor Yep So you would have to take the value of the first floor and the second floor into account not the not the footprint I believe that's what she's saying But again
I guess I I don't like to guess though I'm sorry Two of them The bylaw is a half the square footage of the principal dwelling I read that opposite I just don't know why she's commenting that right here We're saying
it's not permitted in that district regardless Well MD is multi-unit dwellings right Right The two family is a multi-unit dwelling right And we're saying no can't put it there But there she's saying double-decker would be considered a multi a two principal
dwellings which is a multif family dwelling right So how to how to compute the square footage We don't need to compute the square footage It's not permitted You're saying it's not permitted That's why I'm saying I don't care that it's principal dwellings It's not permitted Well maybe there's an
underlying meaning that says that you must permit I don't know Yes You can go back Joanne I suggest you go back to her and get it nailed down exactly what she's trying to Yeah convey So I I don't want to misconrue what she's saying right
I I'll have her send an email to no explain it Explain But yeah I'm sure there's going to be some other ones here So yeah go ahead Isn't it a deal I own three acres of
land I have my house on that My mother-in-law God forbid wants to move in We build her a house Yeah Another house on top of that Another apartment I That's
a So this is one she's talking about So 450 square feet I think and again I'm going to go back to this If you have a multi- multi-unit dwelling in other words if the town has
two family residences up and down um and this is I'm guessing because she says she's she's definition in of gross floor area So I don't know what um I'm sorry I
don't know what 760 CMR Yeah I'd be happy to read you the definition because that would make sense to me Yeah Gross floor area The sum of all the sum of the areas of all stories of the building of compliant ceiling height pursuant to the building code including
basements lofts and intermediate floor tiers measured from the interior faces of exterior walls or from the center line of walls separating buildings or dwelling units but excluding crawl spaces garage parking areas attics enclosed porches and similar spaces where there are multiple
principal dwelling units on the lot The GFA of the largest principal dwelling shall be used for determining the max size of a protected use ADU So it's not a combination of all So it's not a combination it's whatever taking the largest area but then give me 900 or 900
right I still don't understand why she wrote that here I don't either Maybe she didn't it didn't register that it's not ignore it I what brought it up was in our conversation we have 35 um height of 35 ft and that brought in a
two family building and that's why we started discussing how do you compute the square feet if it's a multi-unit like she called them the two two principal dwellings that's what they like in Boston they're very common yeah so that's why that's in here if you have
a two family we don't have many so if you have a two family h multi-unit What you're saying then is it's computed by the largest Yes
Okay So I interpret that if you've got a two twotory multif family house right The bottom square footage is larger than the one on top You'd go by the larger dwelling units Okay Square footage or gross floor area to determine what size
your ADU can be not that story plus a second story combined Right It can't be any bigger than 900 Exactly So or 900 square feet Right Yeah It's kind of a So if I had I'm
saying if I had a 450 square foot gross floor area for my primary residence that means I can still build a 900 foot ADU I Okay I I Let's Let's move on It's kind of
frustrating for me That's Yeah I have So if you have a tiny house yes you can buy an You can build an ADU I can build an ADU that's bigger than my primary residence Yeah that's not what I remember today I mean I couldn't take one but I did go to the
Tro and my 900 square feet is pretty darn big an accessory building You don't have a choice And I thought about it and I said you could actually if you wanted
four bedrooms and if you have an on your property big enough septic system you could end up with a a four bedroomedroom house because um bedroom I think under
the state building code has to be 70 square ft If you had four bedrooms that would be 400 square ft And then you could have a 200t kitchen and a 200 foot living room and you'd still be
under and a 10x10 bathroom And and you would be under the limit And I just think that's too big for certainly for an R4 And this is in R4 and R six
I just think that's that's way that's from that comes from the state So that that's what we're we have to comply with that It's not up to us You can't do this accessory dwelling uh unit and say 700 square ft They have
to be 900 square ft No they can be up to up to 900 Yeah Yeah But that that's regulated by the state which goes back to what John was saying It says up to 900 for the state that we could say 700
I don't think we can it would get denied You can't be more restrictive That's I think one of the Yeah One of the big things I'm just concerned about that I think it's way too much at least for our
Wait John No Okay Okay So you're saying if you had an 800 foot tiny home Yeah you could still build a 900 No you can't You're saying it's got to be shall be no larger and gross floor area than half the gross floor area of
the principal dwelling unit or 900 ft Whichever is smaller So you're 800 of that is four You're tied to four You're tied to four Let me just Yeah So I got a question about it Does that mean if it's
a twostory ADU That's going to take the larger take the larger of the two and half of that That's how I twostory ADU Yeah because I think she says something about I thought we'd put No two You mean
the multi family things No like twotory I can put can put it bottom floor and top floor So what you're saying is whichever is smaller bigger gross I don't know I think the height is
the restriction right Gross floor area which is total Gross is total right So you're you are tied to gross floor area of your principal dwelling is 400 square feet Half of it right is 400 Okay let's say that Sure No
I think that that's your gross floor area for your AD which means you want to build a two 200 foot top and 200 feet on the bottom but you're tied to 400 You're only tied to a Yeah that's how I enter right Because then that pushed us into
looking at the built the height restrictions for the right ft right 35 larger in gross floor area than half floor area Yes No I guess I go back There's something in there that
says something about the height can't be greater than the house arm lot Right Right And I mean we already have a regulation 35t 35 ft Yes
I'm trying to So where are we at I'm I'm trying to pull through the comments on the second page There's a lot of arrows and question marks Oh I see She crossed out ADUs are
limited to two stories She's a knucklehead She wants us to put in Yes Okay The trans exactly what I just read One off streetet parking space Oh I know accessed by the existing driveway must be provided for all ADUs
unless all portions of the lot are located outside of a half mile radius of a transit station in which case no additional parking will be required which is not at all applicable to anything in H Right Correct Nothing That goes back to what Yeah said how the
bylaw was written for MBTA Has she ever been to Hampton Yes Just kidding What Oh it was this was predicated on the uh Yeah Yeah Oh yeah Exactly Absolutely
So do we want No we're not adding that in Okay This is just extra words that we So the one down below No Yeah Appears to say some of the municipal interest having the requirements of being appear
state to state some of the municipal interest [Music] I don't understand what she's saying there So she's referencing D The exterior appearance of the accessory dwelling unit shall be reasonably
compatible with the character and scale of the principal dwelling and the character of the neighborhood and she crossed out ADUs are limited to two stories Those are two different things a B and D They kind of go along She's saying that
uh maybe she crossed it up because she it says it's limited to the character of the neighborhood So there's no other twotory buildings there Yeah she said to keep it simple She went over that She said to keep that simple
by crossing that out Keep Okay Okay Because because it's handled we don't need to say it's limited stories because you're not getting more than two stories Yeah Okay Not under 35
ft And it's covered in section six some of these requirements So keep it simple New external entrances shall be located on the side or rear of that I'm fine with that See she took out generally which I think
is smart And then instead of new external entrance to one ADU is allowed Doesn't matter where those are Additional ADUs may only be allowed with the issuance of special additional ADUs do not have to be permitted by the
town as so that was one of the things that So you're on I Yes Yeah Yeah So do you want to strike additional ADUs may be allowed or do you want to leave it I kind of want to So she said is she
saying additional ADUs like we don't have to allow them or is she saying that we don't have the right to permit them like we we can't say you have to come to us for a special permit Is that for for for what the original for one
for a second You can you can request a special permit for a second And then she wrote additional ADUs do not have to be permitted by is she saying permitted or permitted by the town Like do we not can we not allow them or
do we not have can we not not and now that I'm reading it back I think she's saying we we don't have to allow multiple ads multiple ADUs Yeah But I would clarify because and I believe that's what Right She needs we need clarification on that
Yeah I believe I believe what it is is it's one by right and if you want to allow them you some people have said you got to go through a special permit and that was where the bone of contention came but I believe that you do not have
to second the other towns had something about a second being permitted by special permit Wilberham went through it were they approved oh it says it right here the law allows for one protected needs to be viewed in
the same lot the dwelling This means one protected ADU must be allowed as of right on a lot with the home A community does not have to permit more ADUs Correct If we do we can do it through a special permit but we don't have to We
don't have I'd strike it then It's in her It's in I'm good with striking it It is of my opinion Don't allow second ads Okay So I think we go through the same
process and talk about this in two weeks right Yeah Make the change Make the changes These ones I think are a little bit more straightforward but Well this was already reviewed if I'm correct She's had it Yes she reviewed it gave us her comments and then the
attorney general said she would work with her in January or sometime they would work with the towns to get these approved as a pre a preliminary review So that held it up even longer for her So this was approved by the attorney general It was not approved but it was
reviewed Reviewed So this one this is pretty much like a tip right days not a minute sooner Yeah Okay All right
[Music] Ready to close I move that we close public hearing case 2025C 7:35 p.m I'll second that All in favor All right So now we'll open our regular board
meeting uh 7:35 16th It looks like our only order of business is acceptance of the master plan Was somebody giving a few minutes speech about this Is that what I heard
Yeah I'm Joe Sibilia a member of the esteemed master planning committee of which four members are here Doni my good friend Tad Brown uh Pat Coin usually sits here and Dan Blanchard
parks and recy And uh we worked on this for 15 months every Wednesday except for about two or three Wednesdays we didn't meet at least two hours of debate session
review It was I really learned a lot It was an honor to work with the committee It was awesome Uh the plan was completed on time on budget We got um $75,000 grant from this uh I think it was the
state we got from the state and then the town meeting approved the 50 uh 58,000 to bring the total 133,000 that we spent on the plan It's a it's it's just a plan
It's not any kind of uh commitments that we're making Um some of the activities we engaged in we had a community immersion day we had stakeholder interviews we had an economic development round table we had
two public meetings we had a popup over at the fall fest uh we had an online community survey We had a really good event at Thordon Virtual School Um then the master plan is going to be
presented to the selection And as a personal note I can't help but to give my personal opinion on on this I believe the critical components in the plan and for the town is to ensure that we
have pure water clean air open space energy independence and and innovative education You will reduce it for me down to five
principles And the report is done I think it'll be available for review Is that what's going on Is that how many copies do we have or how So I have 20 copies of this Make 20 copies That's my report
We have to just make We just have to accept it Will it be on the website Yeah it'll be on the website Yes I have the PDF It's important to point out that there's a lot of steps to be
taken and it's it's a living document consists change but it's pretty good people and I and I thought that the consultant was very good Yes I can point out also it's helpful in in
getting grants from the state Uh one of the things we talked about was open space of the hiking trails and we were able to use the draft of this to get a $75,000 grant from the casino mitigation to create what we call hike hamon which
is to advertise our hiking trails or you know generate some business Next we'll have the machines hiking trails
this building So so true And we can say one more at the end There's a lot in there as far who get lost but at the end of each section is the goals and actions which
are pretty specific and laid out so that somebody could look at that and kind of perceive all this as a road map So just so you know when you're going through it there's and actions at the end of chapter three kind of you to the right
place to say I'm not that happy with the way this turned out I think we could have had somebody better help in this has a great plan and their plan goes further than
ours does and it covers 20 years So I would like to suggest that the next time we do a master plan and the state requires them and we can't get grants without them the next time we could do a
20-year plan It's expensive We might as well get our money's worth out of it Pick the plan is wonderful It It goes a lot further than ours It's a lot more upbeat It's easier
to read I think a public enjoy reading news They're they're really good And I think that we can even take some stuff from Chick and we have champions but we've been thinking well who are we going to ask in
town Well in Chap they have a champion like the planning board would be for painting zoning bylaws it that you would be the champion but there are also other departments that are involved and it and
it lists who's involved and down to the community And when they did their master plan on the community of course Chip is a city I mean it's a lot bigger than us but they involved high school students There were two national honor society
students who sat on the committee And I think it's important because they're younger people They know what teens want They and it's a way to get ch children teens interested in serving their
community So anyway I just think you know take a look at the chicken It's indigenous It's online and um thank you I I enjoy working with the committee I
We did as good of a job as we could knowing what we did and we tried our darnest to concentrate on the things that the survey both the online and the written survey surveys that you turned
in to follow what the wants not what we wanted So if I can ask you Tonnie could I ask Tonnie a question please Um when you say
a 20-year plan Yeah In other words this plan is what So but we would update if if I'm correct it would update next year Well this is what I'm saying So maybe on a on a 2year or a
three-year review we see what's So this is as Don said it's a living document It doesn't it doesn't dwell for 20 years You continually review this right Um
so you know I'm going to say that this is pro I'm just trying to put my hands around I haven't looked at chickpeas but I understand that um this being a live do living document that it would change
and progress probably more so than a 20-year document would Okay Because we can review every 3 years two years whatever and make the additional changes to this So I I'm I'm tend to disagree
that because we they did a 20-year it's better than this 10 year I I I mean there's I'm just looking at the land use goals and actions which some of these would pertain to planning and you know
on the goal 1-2 the action was one of these 1-2.1 the planning board had entertained doing multi- uh multiuse in an overlay district We had talked about that It's now a goal if you will for the town to
come up with a multi-use district And I believe this committee or this board should be the one that lays that out Um and I could be wrong Okay like I said this is the land use goals and actions
So that is that and that's why I I I picked this was I'm interested in this because I'm sitting on the planning board Um I probably won't be around for a
20-year plan never mind a three-year plan Who the hell knows But that's just one thing in the multi-use thing in two or three years and you'll still be here then John I don't know I mean so anyways
yeah I just think that we wouldn't be spending as much money I mean this process they charged us $500 for 50 copies of this Okay So
I'm looking to sell this on eBay Can I keep this actually All right Good Connie Thank you I I appreciate your comments The theme this was a everybody
pointing said about the land use Yes On the back of it there's a chapter on this in this Okay Yeah And we've tried to assign which board we thought How do you do that Okay
Show mixed juice You know the champion would be the planning board type of action that change and the time frame by shortterm [Music] Facebook doesn't have to do it themselves Right Of course It should be
other be able to get that outreach out there How important it is to get other residents interested in helping even if they just call for a good and planning overighter and stuff
Yeah there might be some some residents who are very interested in that that the reality of this plan is it's only as good as whoever is going to be running the plan and if we were to reduce this entire plan down to one recommendation
from this committee I think it would be to hire a professional planner for the town and and and and if we're really serious about executing the plan and having someone that has experience in putting a plan like this together In
terms of the idea of whether it's 10 years or 5 years or 20 years for me I think that every decision that's made in the town of Landon should consider the seventh generation The seventh generation not 10 years 20 years 30
years This every decision we make that's significant should consider what impact it has on the seventh generation Christ knows how to make us see ahead on the on the comment of a professional
planner We've I I spoke with Brian about this just on the side and um that it may not be a full-time position type of thing but I think it would help to have somebody writing writing
these bylaws or reviewing them or you know helping helping us um to write them So a planner that and I know some towns have I ask a question Um at the meeting at the school
they had all the folks up and one of them was emergency management Um it was a police chief and or was going to possibly be hiring emergency manager We really need a full-time emergency manager
No I know everybody was on the posteration They changed in the book Unfortunately I wasn't aware I just saw it this still in the book Yeah it's still in there as a recommendation but we don't you know none of the committee
really thought it was necessary to do that Well I'll point to that too Should be guidelines doing what it's not supposed to be doing I've heard horror stories where they're headed into where they're not supposed to be on the ground
for working at you know as far as I'm concerned police and fire work well We got it over here [Music] There's no time Verify with large cities Yeah And even though they did
P's master plan which made me think maybe they knew a little bit about small towns they really at least the people that we worked with did not I got to tell you Tony I s here listening to you and I didn't get in
this tonight but we had a budget was $130,000 We got recommendations from a bunch of different towns and we used the people that did this Yeah they were great They did a great job and this is the end product It's going to take life as we start to implement it And to diss it now while we're sitting here with the
finished copy in our hands Yeah At the time I would say we did what we did We did it under budget and as it takes life now we'll see how it turns out Right So I'm going to make with that said um I'm going to You don't mind cutting off any
more debate I'd like to make a motion to um accept the master plan as it was presented tonight to us um thanking the committee for their work Yes Thank you very much Yeah And um again accepting it and moving it to uh a town meeting for
the approval I'll second that All in favor It goes to select one first doesn't it Well but goes and then eventually to town meeting Yeah I don't think the town has to approve that they're going to present it at the town meeting right And
there may be Yeah And they accept it too right It's just accepting the document You'd accept it Heard the town meeting in our board right It's just accepting it I believe we accept and everybody you do then because I think if Yeah you got to have somebody accept
it Okay On the line somebody's got to responsible for all that money we spent Connie Okay [Music] That anything else
You got to do the minutes You want to do the minutes No Okay I got to get No not doing them today Thank you all for attending Thanks everyone All your I move we adjourn 7:53 p.m I'll second that 7:53 All in favor