Middlesex Planning Commission
Minutes
5-12-04

Middlesex Town Hall
6:30 – 8:15 pm

Members Present:
Sandy Levine
Paula Crossett
Lowell Smith
Dennis Nealon

Guests:
Brian Shupe, Planning consultant
Gerry Carlson
Bob Onne
Susan Clark
Bill Rossmassler
Bernie Chenette (item 3)

1. Minutes for May 5 approved.

2. Review new draft of proposed zoning changes incorporating technical changes, and changes suggested from previous meeting. Draft dated 5/12/04 and highlights many of the changes that were made.
a. Rural residential lot sizes – incorporation of provision to allow smaller lots (2 acre) but maintain density in the district based on 10 acre). This should address concerns from Selectboard that lot sizes are too large in this area. Smaller lots could be broken off to sell to a family member or someone else. It also reduces having to break up larger parcels and allows for larger areas of undeveloped land. Maintaining the 10 acre density is more consistent with maintaining rural features than either a 2 acre or 5 acre density. Frontage requirements changed to accommodate 2 acre lot sizes in this district. Discussed difference between this provision and existing 2-acre loophole in current zoning, which simply allows 2 acre lot if there is adequate septic.
b. Fluvial Erosion Hazard area – reviewed revised map and addition of provisions to protect against erosion and landslides along Great Brook. Reviewed standards and how they would be implemented.
c. Question about residential growth projection. – Anticipated growth is about 10 new houses a year for the next 10 years. This is consistent with growth over the past ten years. 
d. Question about industrial district in area that includes flood hazards. 
e. Subdivision – Changes provided for “major” (more than 3 lots in 8 years) and “minor” subdivision (all others). Removed some road & access standards. These are provided in access permit. More limited review of minor subdivisions
f. Significant wildlife habitat – added definition as provided by comments from John Austin. Impacts addressed in subdivision review.
g. Some technical changes to address new legislation.
h. Comments –
 • Concern about 2-acre lot size in rural area. Like the alternative of 2 acre with 10 acre density.
 • Appreciate hard work & concern of planning commission
 • Good work

Motion to accept Proposed Middlesex Land Use and Development Regulations, & proposed zoning district map as drafted.
Motion carried. All in favor. 

3. Site Plan Review for Welch Industrial Park Subdivision. Provide site plan approval for subdivision that has already occurred. Need site plan review for zoning permit. Reviewed site plan standards. Motion to approve site plan as proposed. All in favor. Dennis will draft order.

4. Public Hearing on Zoning Changes June 2, 2004. 

5. Adjourn