On August 13, the Planning Board discussed zoning for ground-mounted solar and energy storage with Town Engineer Abigail Charest, Facilities Director Mike Faia, and Sustainability Coordinator Olivia Blaney. Charest opened the discussion by noting that under state law, solar power installation is a protected use by right, though towns may adopt reasonable bylaws based on setbacks, safety and health requirements.
Board member Jesse Newberry reviewed solar installation bylaws in nearby towns, noting Concord requires site plan review for large arrays, with size category tiers and mandated operation, maintenance and decommissioning plans. Natick, Weston, Lincoln and Sudbury require special permits that mandate setbacks and screening. Weston requirements include wildlife-friendly fencing as well as glare and noise studies for commercial arrays. Newberry recommended that Wayland adopt similar measures, including tiered categories, overlay districts, decommissioning, operational and maintenance plans, and battery storage conditions.
Chair Anette Lewis urged the establishment of clear sizing standards to guide both landfill and residential solar projects, emphasizing the need to balance municipal goals with neighborhood protections.
Charest said the Transfer Station array remains in design, with results due this fall. At the same time, Faia warned that earlier plans overstated the usable area due to slope and drainage. Both said the aim is to maximize output without harming the landfill cap, with Charest noting state sliding-scale incentive offers make timing critical.
Board members debated regulating solar arrays by kilowatts, square footage, or lot coverage. Larry Kiernan suggested combining land area and capacity to prevent loopholes as panel technology improves, while Ira Montague raised concerns about tariff impacts. Kiernan noted that costs remain uncertain under shifting federal trade policy. But Charest maintained that solar projects should be measured in kilowatts, the state standard, to align with measurements for cost savings and incentives.
Lewis said small residential systems should remain permitted by right, noting that at least 10 are already in place, and the board will work with the Building Department to track permits. On bulk storage, Charest said batteries improve finances and resilience. but Faia urged a case-by-case review, and members agreed that battery storage projects must include shutdown plans, stamped engineering drawings, and meet fire and building codes.
Route 20 zoning overhaul
Lewis noted that in 2022, the Select Board, without input from the Planning Board, contracted the BETA Group for roadway work and a Route 20 master plan. The Planning Board has since picked up work on the master plan, last presented by BETA in February 2024 (see tinyurl.com/wpdelayedstudy, and BETA presentations at tinyurl.com/wpmasterplan).
Newberry said securing a spot on the state Transportation Improvement Plan (TIP) is essential for roadway funding, and startup money was approved at the 2025 Town Meeting. He noted the project will require phased public hearings at 25%, 75%, and 100% design, and BETA’s plans, including roundabouts, must be evaluated by civil engineers.
Members debated consolidating business, manufacturing and overlay districts into a unified framework. Robin Borgestedt urged keeping uses like auto repair and landscaping, but moving them off the Route 20 frontage. Newberry said broader uses would make redevelopment more attractive. Lewis cautioned against displacing existing businesses but acknowledged the public’s demand for walkable, mixed-use spaces.
The board discussed shared driveway and parking access, curb cuts, nonconforming uses, setbacks, heights, small lot consolidation, and mixed-use rules. They agreed to use the CVS’s 30-foot setback as a reference and asked Town Planner Robert Hummel for data on site plans and uses to exclude from an overall zoning plan.
Outdoor dining regulations
Members reviewed state and local rules, observing that the Select Board may approve outdoor liquor service, but zoning approval is still required. Lewis said new restaurants need a ZBA special permit before the Planning Board can authorize outdoor seating. The board agreed to draft formal regulations, with Montague to circulate language.
Town planner’s report
Hummel reminded the board to submit its annual report by September and stated that the Attorney General had partially approved the ADU bylaw, striking provisions related to parking and roadside business zones. Members agreed to pursue housekeeping amendments at Town Meeting, which will also feature votes on zoning amendments for FEMA compliance, solar, ADUs, and stormwater. Chapter 193 stormwater regulations had been adopted, while Chapter 194 wetlands and floodplain rules being prepared by Tighe & Bond remain under review by the Conservation Commission, he said.
Lewis said that Design Review Chair Bill Sterling proposed a new working group. Both she and Hummel advised against refilling the seats, preferring to use existing channels. The board agreed that green building standards are already addressed in code. Borgestedt called for more volunteers with design or landscape expertise.
