Middlesex Planning Commission
5-5-04 –Minutes

6:30 – 8:30

Members Present:
Sandy Levine
Paula Crossett
Lowell Smith
Gregg Faber

Guests:
Brian Shupe, Planning consultant
Bill Rossmassler
Mike Kline, ANR

1. Minutes for April Meeting are the comments submitted by the public at the meeting.

2. Mike Kline discussed proposal from the Conservation commission to include a “Fluvial Hazard Overlay District” for a section of land along the Brook Road, between two tributaries of the Great Brook, that are at greatest risk of erosion and landslides. Mike reviewed his research over the past 2 years & proposal to provide additional review and standards to avoid development in this area that will further encroach on the brook and increase the hazards to existing homes, bridges, culverts & the road. Proposed district identified as area included in a 300ft setback from the center of the road.
Planning Commission accepted the proposal. and asked Brian to incorporate this into final proposed zoning changes. 

3. Discussed comments from previous meeting & from town officials & how to incorporate these into final proposed bylaws.
a. Subdivision Review
Discussed whether standards should be eliminated or reduced, whether some subdivisions should be exempt &/or whether there should be two levels of review for “major” and “minor” subdivision. Selectboard had concern that review proposed is to burdensome. Decided to provide for “major” & “minor” subdivision review and to provide for more limited review of “minor” subdivisions. 
b. Lot Sizes
Discussed alternatives to address concerns that lot sizes are too large in the Conservation & Rural Residential District. Discussed reducing lot sizes to 2 or 5 acre, or allowing smaller lot sizes, but keeping same density in these districts. 
Decided not to change lot size in Conservation District & not to add additional areas to Medium Density district. The boundaries identified follow existing development patterns and allow for additional similar development in these areas. To allow greater flexibility and the opportunity to sell smaller lots so development can be in areas where there is good infrastructure (roads, suitable land for building), we decided to allow lots as little as 2 acres in Rural Residential, but to continue to have density for this district to be 10 acres, as this reflects current development density, and maintains the districts rural features. Based on a rough calculation, proposed district currently has about 419 buildings. Under this proposal, district would allow about 777 buildings total.
c. Access
Discussed changes to access standards. Remove C & D from page 13 – this is covered for major subdivisions in site plan review & by access permit granted by Selectboard. Keep E as these standards are good for emergency access and protecting water quality & avoiding damage to roads from runoff from steep driveways.
d. Conservation Commission Comments
Bill shared comments provided by Conservation Commission members and submitted at previous meeting. He will circulate electronic version. Proposal that incorporates minor changes will be available next meeting. 
e. Other Comments
Technical changes based on other comments (attached) will be incorporated in final proposal for consideration at next meeting.

4. Next meeting 5/12/04

5. Adjourn