Planning Board Split on Mall Road Plan, Supports Town Center Zoning Changes
The Planning Board cast their advisory votes on zoning-related articles to come before Town Meeting in January.
Burlington's Planning Board at their December 5 meeting made mixed decisions on major zoning proposals, backing changes for increased housing and updated signage in the town center while turning down a plan to redevelop the Mall Road area.
Prior to going before town Meeting, articles are presented to the relevant bodies (Ways & Means Committee, Land Use Committee, Select Board, etc.); these bodies hear from the proponents and opponents of each article and cast advisory votes, which are shared with Town Meeting Members upon the introduction of the article. The process lasts several weeks and often, as with the Planning Board, involves public hearings where the public can hear about the article and voice support or opposition.
The Planning Board completed these public hearings last week, ahead of January's Town Meeting, and they cast their advisory votes on the four zoning-related articles that are expected to be presented.
The Board voted narrowly against recommending a mixed-use innovation district for the Mall Road area, with Board members expressing worries about traffic impacts and the scale of potential development. Member Joe Impemba, who opposed the plan, said, "We're not really thinking about all the problems that come with this," and warned that the town needs to see the impact of things like the state's new ADU law before moving in this direction. Other members expressed concern that residents are in need of more "middle housing"—less dense multifamily developments such as townhomes—and not the kind of dense housing that would eventually be created with this plan.
The proposal would allow up to 750 new housing units and 1.2 million square feet of development in the Mall Road area over a decade, though Economic Development Director, Melisa Tintocalis says it's really a 30-50-year vision for the town. She used the 3rd Ave area as a case study as well as presenting a fiscal analysis; both suggest property values will go up if mixed-use zoning is implemented.
Select Board members Mike Espejo, Sarah Cawley, and Nick Priest, all provided supportive input at this meeting, expressing concerns about office vacancy rates and saying the town needs to look to the future and get ahead of the curve in order to avoid falling behind.
While this proposal would impact only the Mall Road corridor, which is currently a business-zoned district, Member Barbara L'Heureux was concerned that this kind of development would change the character of the town from suburban to more urban. In the end, the Board voted 4-3 against recommending this article to Town Meeting.
The Board did, however, unanimously recommended proposals for both "middle housing" and updated signage rules in the Town Center area.
The signage plan will institute clearer guidelines around what kinds of signs can be used in the Town Center and hopes to incentivize current property owners for complying with the new laws, even though they wouldn't technically be required to change existing signs.
The middle housing proposal allows townhouses and small multi-family buildings in certain areas of the Town Center, placed strategically and with design guidelines for parking, walkways, and the like. The Board added a requirement for developers to negotiate community benefits as part of any middle housing projects.
Finally, the town's bylaw to regulate accessory dwelling units (ADUs) is ready to be presented to Town Meeting and received support from the Planning Board with a 6-1 vote. Mr. Impemba, the single "No" vote, clarified that his vote was on the principle and premise of the law. "I think the cities and towns need to stand up for themselves and talk sense," Impemba said.
All three zoning proposals will go before Town Meeting in January for final approval.
