Middlesex Planning Commission
Minutes
5-17-04

Middlesex Town Hall
7:00 – 9:00 pm

Members Present:
Sandy Levine
Dennis Nealon

Selectboard Members:
Bill Callnan
Peter Hood
Mary Alexander
Mary Just Skinner

Guests:
Brian Shupe, Planning consultant
Bill Rossmassler

1. Reviewed proposed Middlesex Land Use Regulations dated 5/13/04 with Selectboard members. 

2. Items discussed:
a. Fluvial Hazard Overlay District. Selectboard will review in more detail, but in general think it is a good idea to have such a provision.
b. Lot sizes: General support for the proposal to allow smaller lots in the rural residential district. Concerned still that 10 acre density is too large and makes lots too expensive. Reviewed alternatives of either 5 acre lot size, 2 acre lot size or making more areas medium density. Brian suggested another alternative of a “sliding scale” for lot sizes in this district. For example, parcels smaller than 5 acres could not be subdivided. Parcels 5-15 acres could be subdivided into two lots. Parcels 15-30 acres could be subdivided into 3 lots. Parcels over 30 acres could be subdivided provided the subdivision maintains an overall 10 acre density.  The Selectboard generally seemed to like this alternative as it allowed some greater flexibility and allowed varying lot sizes. 
c. Subdivision review: General support for effort to make subdivision review simpler and provide for major & minor subdivision. Agreed that larger subdivisions should have a careful review. Standard for smaller subdivisions should be that the application form & process should be fairly easy and accessible for a resident to complete without professional assistance. Concern that as written the subdivision rules do not achieve this. Some question whether Middlesex needs subdivision review at all or if this should be set aside for now. Less concern with the PC ability to manage subdivision review as a volunteer board as only about 10 per year would be expected. Suggested that a “deferral” of a subdivision permit be allowed that would require the permit at a later date when a development would occur, rather than when the subdivision takes place. Reason to have it when subdivision takes place is to ensure at that time that parcel can support some future development, as many subdivided lots will eventually be developed.
d. Reviewed Development Review Board vs Planning Comm’n & ZBA conducting reviews.
e. Reviewed process for adoption of zoning regs. Selectboard would like to have opportunity after the Public Hearing on June 2 to have the PC, together with the SB jointly develop a set of regulations both the PC and the SB agree upon, and have this be the final proposal given to the SB by the PC. SB will then go through its hearing process.  Changes considered are not significant in terms of drafting & SB would have funds available for Brian to continue to work on the project and advise the PC & SB.
f. Selectboard appreciated the efforts & hard work of the PC in developing a set of zoning regs for the town. 

3. As no quorum present from the PC, no action taken.