Prior to a vote, Town Planner Robert Hummel confirmed that Kevin O’Leary, applicant for 13 Charena Road, PB #24-07 Amendment to Definitive Subdivision, had been granted an extension of the decision deadline to May 27. Lacking a quorum, the Planning Board voted to continue the public hearing to May 13 to preserve the panel voting eligibility for other board members at the next session and avoid further delays.
The board refined preparations for the upcoming May 5 public forum on the Route 20 Master Plan. The BETA Group was initially hired for a Route 20 Corridor Study in June 2021. In July of 2022, the Town contracted the BETA Group, Inc. for a total of $77,750 to provide landscape architectural design services for two projects concerning Route 20. Five public meetings/forums have been held. The last was on February 13, 2024.
The first goal was a study (Task Order 4) to enhance the Route 20 corridor right of way from the intersection of Routes 20, 27, and 126 in the east past Alta Oxbow (Rivers Edge) to the Sudbury town line in the west. This study involved potential planting, lighting, curb cuts, and a multi-use path west of Andrew Avenue.
In October 2022 MassDOT reported that they would only pay for repaving the remainder of Route 20 east of the Sudbury River bridge and there would be no TIPS grant for curb cuts, enhanced lighting or trees.
The second project’s goal was to develop a master plan for a more pedestrian friendly and better connected Wayland Town Center area, that would overcome the east – west divide created by both Route 20 and the Mass Central Rail Trail.
Hummel reported that an initial 100 slide PowerPoint presentation assembled from the BETA Group, Inc materials was too lengthy and contained confusing elements.
The Planning Board reviewed the slides and voiced concerns over inaccurate depictions of existing sidewalks, unclear symbols and color-coding on the maps, an overly optimistic 1-2-3 phasing structure suggesting significant redevelopment within short time frames, and plans for bicycle lanes on Route 20 that board members agreed were impractical given traffic volumes and road width.
The board emphasized that the town’s current objective is to draft realistic zoning changes to encourage long-term revitalization of Route 20 as a pedestrian-friendly, New England village-style corridor, not to implement large-scale infrastructure projects immediately.
Potential zoning reforms could include creating a new unified business district or overlay with design standards requiring buildings closer to the street, parking to the rear, improved pedestrian connectivity, and potential incentives for landowners to redevelop small parcels collaboratively.
Lewis, Kiernan, and Borgestedt agreed that the board itself, not a newly formed steering committee, should lead the zoning effort, and rejected inserting language suggesting otherwise into the public materials. The board expressed concerns about adding another committee layer after an extensive two-year planning process that had already involved multiple public forums and consultant studies.
In response to questions, Hummel confirmed that any future development incentives, such as increased floor area ratios or transfer of development rights programs, would need further study and would be considered only after the board finalized its initial zoning framework. The Economic Development Committee would be asked to assist by conducting a commercial and residential market viability study to support future redevelopment efforts.
Board members also discussed factoring in floodplain areas surrounding the Route 20 corridor, where portions of the land fall within the updated federal flood maps 100-year and 500-year flood zones. Lewis requested that future public materials clearly explain these environmental constraints.
Finally, the board reviewed its upcoming annual meeting schedule and finalized meeting dates will be submitted to the Select Board’s office for Zoom scheduling.
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