Canton, Massachusetts · Saved source text

MasterPlan-20241015T180728

Master Plan Implementation Committee · Source year folder: 2022 · Record 81168

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Master Plan Implementation Committee Meeting Minutes 
September 15, 2022, 7:00-8:30 p.m. 
Via Zoom 
Master Plan Implementation Committee Members present: Joseph Amrhein (Planning Board), Lisa Lopez 
(Select Board), Bob MacDonald (Conservation Commission), Emilio Mauro (Finance Committee), and Alan 
Rapoport (Economic Development Committee) 
Master Plan Implementation Committee Members not present: Kristian Merendo (School Committee), 
Mike Nourse (Historical Commission), Citizen at Large — vacant, Community Preservation Committee or 
Playground and Recreation Committee representative — vacant 
School Committee Non -Voting Alternate: Maureen Moran —not present 
Staff: Town Planner —vacant 
Introductions 
Chair Emilio Mauro called the Master Plan Implementation Committee (MPIC) meeting to order at 7:01 
p.m. and introduced the members present. 
Selection Process for New Town Planner 
E. Mauro reminded members that Canton's previous Town Planner, Laura Smead, had left the position 
in April, which had, among many other things, left the MPIC without a staff member. He also noted that 
since that time there has been a search process and a committee formed to find a new Town Planner. 
B. MacDonald as a member of that search committee updated the MPIC on the selection process. He 
and other members of the committee met with a candidate a few weeks prior to the MPIC meeting. He 
then described some of the credentials and background of the candidate Interviewed. The candidate 
was interested in the job. He also noted there were not many applicants despite some promotion. The 
candidate was forwarded to the Select Board. 
L. Lopez added that the candidate did come before the Select Board on August 30`^. While she was 
unable to attend that meeting, she interviewed the candidate at a later time. The job has not yet been 
offered to the candidate. More information is being gathered on the candidate and discussions 
continue. 
E. Mauro asked what the window would be for that candidate to actually become Town Planner if hired. 
He also asked what would be the timeframe for an additional job search if this candidate was not 
selected. He emphasized and clarified that the MPIC was not evaluating the merits or weaknesses of the 
candidate but just considering the time frame of either potential outcome of the current negotiation. 
B. MacDonald stated that it would be up to others to determine that timeframe. 
E. Mauro asked J. Amrhein if the absence of a Town Planner had created a negative effect on the 
Planning Board's ability to complete its work, provide steering for zoning changes, or other progress. 
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J. Amrhein explained that the Planning Board was functioning "fine" without a Town Planner but that 
there is sometimes a need for a Town Planner's expertise to answer questions or provide guidance. It is 
his perception that the selection committee and the Select Board might have more say in selecting the 
next Town Planner than the Planning Board itself. 
L. Lopez's understanding is that Tom Houston the Planning Board Consultant Engineer has considerable 
experience and familiarity with zoning and has been a great resource in recent months for issues that 
might have otherwise been directed at a Town Planner. There seems to be no hold up on the review of 
projects but there is no planning as far as grants or regarding the Town Planner's role in the Affordable 
Housing Trust. The Town is trying to find a Planner but it is a tough labor market to find candidates in. 
She is also concerned about how not having a Town Planner will impact the Town's response to the 
zoning mandates of the new law regarding MBTA communities and she considered what grants might be 
jeopardized by a non-compliance with that law. 
A Rapoport wondered if the compensation package was competitive enough. He agreed that Town 
planning is an "important role" that needs to be filled. 
L. Lopez noted that Economic Development Committee chair (and Board of Assessors member) Gene 
Manning was appointed by the Select Board to serve as a "temporary town planner'. His role will be to 
complete some administrative tasks in lieu of a Town Planner until a long-term town planner is hired. 
L. Lopez added that there was also some review being conducted on the compensation package being 
offered. 
J. Amrhein noted that the Town's former Town Planner was likely underpaid. 
E. Mauro asked what legal limitations an interim Town Planner has versus a formally certified Town 
Planner. 
L. Lopez felt the main issues would be experience and expertise while acknowledging that different 
candidates would likely have different strengths. She also noted the importance of support staff to 
support and supplement a Town Planner, citing the recent hiring of a part-time Housing Coordinator 
In response to A. Rapoport's question regarding whether such a position could be made full time to 
better promote housing concerns, L. Lopez said no because of the conditions of the coordinator's 
employment. She added that he had been approached as an interim Town Planner and he declined. 
Some discussion followed on what sites were used to find candidates for that job search. 
J. Amrhein added that through his experience new graduates of public policy schools might be options 
even if there were some gaps in experience. 
E. Mauro noted that there is a portion of the job description for Town Planner to promote the Master 
Plan and assist the MPIC. He then asked members if they had any thoughts or suggestions about roles 
they would like to see a new Town Planner fill in relation to MPIC. 
B. MacDonald felt that communication between a Town Planner and committees is an important skill for 
the next Town Planner. 
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E. Mauro agreed that inter -department communication and coordination is important for all Town 
departments and would also be helpful for the purpose of promoting the Master Plan. He also cited the 
July 2022 discussion the MPIC had with Information Systems Manager Louis Jutras to support those 
goals. 
J. Amrhein also agreed with the need for good communication. 
E. Mauro added that former Town Planner Laura Smead had approached the Finance Committee, which 
he is a member of, and the Select Board asking for more assistance in the form of support staff. He felt 
that she was filling many roles and that her departure created a bigger void because that support staff 
was not in place, acknowledging the recent hiring of the Housing Coordinator as filling a part of that 
void. He suggested that a future town planner should have more support staff to help prevent burnout 
and enhance service and grant capture in specialized aspects of planning. He did acknowledge that the 
budget sometimes creates a challenge for obtaining appropriate staff size in many departments across 
the Town. 
L. Lopez agreed with E. Mauro and she added that while last year no incremental increases in staff were 
approved. The Town might find itself in a different position this upcoming fiscal year and some positions 
might be created to offset the work burden on current staff. 
J. Amrhein also suggested that an assistant town planner might be helpful. 
E. Mauro noted that further thoughts that MPIC members have regarding the selection of a new town 
planner can be sent to B. MacDonald as a member of that selection committee. 
Reuse of Saint Gerard's Property 
E. Mauro reminded MPIC members that the Town had purchased the former St. Gerard's property 
following its closure and a Special Town Meeting authorizing the purchase. He added that there was 
now the task of determining a use, or uses, for the property and that a committee has recently been 
formed to explore the potential uses. 
L. Lopez explained that the Select Board did not have a specific use in mind when they purchased the 
property. Rather, the site was seen as an opportunity (two buildings and several acres) in a central part 
of town that would be lost to the Town for community use if it was not acquired. Thus, the Select Board 
was committed to allow the residents of the Town to have strong input into potential uses of the site. A 
ten -member advisory committee has been appointed by the Select Board and will be chaired by 
incoming Town Administrator Charlie Doody. The mission of this committee will be to engage the public 
for input, conduct feasibility of different options, and then make recommendations to the Select Board. 
She also noted that the site partially abuts the Galvin Middle School site. Further, she urged public 
participation in the upcoming process. 
E. Mauro asked regarding Select Board guidance for this committee and the timeline for formal 
recommendations. 
L. Lopez said there was no specific directive from the Select Board on what this advisory committee can 
consider as potential uses for the site. It is hoped that the recommendations will be finalized by June 
2023 for Select Board deliberation and potential consideration at the Annual Town Meeting in 2024. 
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E. Mauro noted that given the size of the property and the two buildings there, multiple uses might 
occur. He also inquired as to how Town department's with interest in using the property could petition 
for consideration. 
L. Lopez said that the new committee would determine the process but significant input from Town 
departments would be expected. 
E. Mauro asked if there were significant costs to keeping the structures idle but sound while the use 
feasibility process is conducted. 
L. Lopez said that there are some costs but the major costs will depend upon what long-term uses are 
decided for the property. She also cited potential ADA compliance issues and the need to eventually 
abate some asbestos. She added that the Fire Department had interest in temporarily using the vacant 
rectory while some maintenance is done to one of the fire stations. She explained that the Town has 
been committed to preventing the buildings from degrading while a use for them is determined. She 
noted that there might be state funding available to help in the reuse of the property. 
E. Mauro asked if there were any conditions to that potential state funding source. 
L. Lopez said that there were no conditions and that the Town could determine how to use that funding 
if it was obtained. 
J. Amrhien confirmed with L. Lopez that the land that the church occupied had originally been donated 
to them and L. Lopez noted that the Archdiocese was nevertheless in its legal right to sell it for a fair 
market value to which J. Amrhien agreed. 
A. Rapoport expressed concern for that site. He noted that $3.5 million was paid for it and there are still 
other town -owned properties in town (Gridley School and Ponkapoag School as examples) that do not 
have clear uses going forward. 
L. Lopez shared the want for those other properties that A. Rapoport identified to find uses and she 
express optimism for the process to find a long-term use for the former Saint Gerard's property as well. 
There was some discussion as to why "X" signs were placed on the buildings recently. 
E. Mauro expressed the want to have the MPIC involved in this process to select a use for the Saint 
Gerard's property while respecting the role of the appointed committee. He felt that there could be 
some coordination between the recommendations in the Master Plan and future uses of that property. 
L. Lopez agreed that the MPIC should be involved in the process by making the new advisory committee 
aware of the recommendations of the Master Plan and assist as appropriate in that role. 
Update on Affordable Housing Trust and the Housing Production Plan 
L. Lopez updated the MPIC on the progress of the Affordable Housing Trust (AHT). Once formed, the 
AHT contracted a housing professional to update the Housing Production Plan from 2015 to reflect the 
realities of 2022 and develop new strategies and tactics for housing issues in Canton. There were one on 
one interviews, forums, focus groups and surveys which generated data that was used to identify goals 
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and objectives that the trustees have been discussing. The plan's original completion date of September 
2022 has been pushed back because of some delays due to the departure of the Town Planner and some 
COVID related issues. However, the draft plan is nearly complete and a housing coordinator has been 
hired, so work should begin soon on implementing that plan. One concern is that there are a significant 
number of affordable housing units that are currently scheduled to sunset in their affordable status. As 
state laws requires a minimum of 10% of a town's total housing stock to be deeded affordable for a 
town to retain its zoning autonomy, it is very important to stay above that minimum threshold. 
Consequently, there will need to be efforts to re -deed these properties through negotiations with the 
private owners to make the affordable housing statuses on those properties permanent or at least 
extended. If those properties/units cannot be retained as affordable housing, then new construction 
may be necessary to maintain that threshold. State law allows for an entire complex of units to count as 
affordable housing if 25% or more of the rental units included in the development are deed restricted as 
affordable. Conversely, if units in such a complex sunset in their affordability status to below 25% of the 
total units there, the town would lose the counting of all the other units in the said development. 
E. Mauro asked if those sunsetting affordable housing deed restrictions tend to be on older units. 
Additionally, he asked if the norm forthose affordable housing units built today is to time -limit the deed 
restriction or have that restriction in perpetuity. 
L. Lopez stated that the norm today is to have the affordable deed restriction in perpetuity and 
confirmed that the units sunsetting were generally older units. 
L. Lopez added that an affordable condominium unit in town had been at risk recently. That unit might 
have reverted to full market rate due to a foreclosure and the lender having the right to restore full 
market value to the unit in the foreclosure process. The Select Board supported the AHT purchase of 
that foreclosed condominium and resold it as an affordable housing unit to retain it in the affordable 
housing stock. She noted there were a number of eligible residents and employees in the Canton 
community to be considered for purchasing this unit through the lottery process. However, it was 
difficult to communicate the availability of this condominium in Town. She noted that it would need to 
be a goal of the AHT to better connect potential eligible affordable housing applicants with available 
affordable properties and the related lottery processes. 
A. Rapoport asked when the first sunsetting units would be expiring. 
L. Lopez said that she recalled it as being 2030. She cautioned that successful negotiations with private 
homeowners can take multiple years and funds have to be available to back up those negotiations with 
compensation for deed alterations. 
L. Lopez and J. Amrhein had previously discussed the possibility of using real estate tax relief as an 
incentive for homeowners to accept deed changes or restriction extensions. She said that she had then 
consulted town counsel and he said that, while it is uncommon, it would be up to the local Board of 
Assessors to decide if that would be allowed. That suggestion of J. Amrhein's will be included as a 
possible strategy in the housing production report. 
A. Rapoport asked if the recently approved new units at the Paul Revere Heritage Site would count 
toward the 10% affordable housing threshold. 
L. Lopez said that there will be seventy-seven age restricted units. Of those units, there are seven that 
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are deed restricted as affordable housing in perpetuity. Those units will be sold through a third -party 
lottery at a very favorable below market price. She also explained how the lottery works. Applicants are 
drawn by a third party and are given a short window to complete a purchase and sale agreement or the 
opportunity to purchase the unit will move to the next applicant selected In the lottery. The applicant 
does not have to be local but more local participants in the lottery increase the chance of a local person 
being selected. 
A. Rapoport asked where the AHT obtained the funds to purchase the condominium they recently 
flipped to retain affordable housing status. 
L. Lopez explained that in that case the AHT only had the two grants it had obtained from the 
Community Preservation Act, which were used for consulting work and to hire the housing coordinator. 
To purchase the condominium, the Select Board agreed to have the Town loan the AHT the money to 
purchase the unit and then the AHT immediately repaid the loan once the unit was sold. She 
emphasized that going forward there needs to be a revenue stream that would allow the AHT to have 
funds for these purposes. As part of the recent approval of the new age restricted units at the Paul 
Revere Heritage Site, she noted that there had been a condominium unit that was part of the 
transaction and it will be sold by the Town at market value to raise a one-time sum of money 
(potentially upwards of $600,000) for maintaining affordable housing inventory in Canton. She added 
that there are other mechanisms in which the Town could generate revenue for this purpose. 
There was some discussion about how the tax surcharge of the Community Preservation Act works. L. 
Lopez explained that there is an annual 1% property tax surcharge on the value of a property beyond 
the first $100,000. Those funds that are in the trust fund can then only be spent on approved eligible 
projects. 
A. Rapoport proposed a similar tax surcharge could be used to fund affordable housing inventory 
efforts. 
E. Mauro asked if the process to extend a deed restriction for affordable housing would be similar to the 
negotiation processes the Town uses when attempting to obtain an easement. 
L. Lopez's understanding is that in an easement the Town would have the power of eminent domain 
while in this case there would be no Town power of eminent domain. There would need to be a 
negotiated agreement with the consent of the property owner while an easement can be taken by the 
Town if negotiations fail. However, in some cases, there are financial incentives that move home owners 
to elect for an extension of a deed restriction out of their own interest. This can be to retain tax credits 
or to meet the need for more financing, which may carry affordable housing deed restriction conditions 
to obtain those goals. 
E. Mauro inquired if there are state funds or grants that could be obtained for preserving deed restricted 
affordable housing. 
L. Lopez said she believed that there are such funds available but they may not be specifically for 
preserving affordable housing. Rather, they are broader in scope. She emphasized the need for the town 
to have the resources to be aware of funding opportunities and have the capacity to pursue them. Filling 
the current Town Planner vacancy would greatly help with this need. She added that the upcoming need 
to address the new law regarding MBTA communities and any housing plans related to it would also 
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benefit from a Town Planner's guidance. 
E. Mauro felt there was an opportunity in the MBTA Communities law requirements to buttress the 
potential losses of affordable housing due to sunsetting units to maintain the 10% affordable housing 
threshold. He felt that consideration of the pros and cons at a future MPIC meeting would be beneficial. 
B. MacDonald observed the current high cost of construction and limited prime land in Town. Thus, he 
felt it would be hard for developers to create profitable developments in some cases. 
E. Mauro noted the land scarcity also pushes the price of housing up. He added that the current inflation 
is also creating income and purchasing power challenges for many residents and it is in many ways 
beyond the Town's control. 
Some discussion of the current inflation Issues in the United States occurred. 
A. Rapoport confirmed with L. Lopez that the new housing coordinator will be working with the AHT but 
would be under the supervision of the next Town Planner. 
MPIC Vacancies 
E. Mauro reminded members that there are two vacancies on the MPIC. One vacancy is a representative 
from the Community Preservation Committee J Playgrounds and Recreation Committee. The other is the 
MPIC citizen at large. He invited members of the public to contact the Select Board if they are interested 
in serving as the MPIC citizen at large. 
E. Mauro asked L. Lopez if there had been any progress on seeing if through the Select Board the 
Community Preservation Committee or the Playgrounds and Recreation Committee could designate a 
non-member to represent them on the MPIC, as no member of either of those committees was 
currently willing or able to serve on the MPIC. 
L. Lopez reported that she made the announcement at a Select Board meeting but there has been no 
response to date. E. Mauro and L. Lopez reviewed for the public what action would be needed for an 
individual to be appointed as the committee's citizen at large or to be the designate from one of the two 
aforementioned committees. 
There was some discussion on what quorum challenges these two vacancies might cause to the MPIC. 
Other Business and Updates 
E. Mauro noted that he had reached out to Tom Birmingham, chair of the Energy Advisory Committee, 
and he added that it was hoped that he could attend the October MPIC meeting to discuss shared 
priorities and provide an update on the Municipal Energy Aggregation Program. 
E. Mauro also followed up on a discussion that the MPIC had at a previous meeting regarding salary and 
compensation for elected officials by noting that the Finance Committee would be discussing the 
formation of a sub -committee to review the current norms for that annual warrant article voted on at 
each Annual Town Meeting to see if there are any changes it would like to recommend for this next 
budget cycle (FY 24). 
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Acceptance of Minutes 
Members of the committee reviewed the minutes from July 14th, 2022. 
J. Amrhein moved to approve the minutes as written. B. MacDonald seconded the motion. The minutes 
were approved 3-0-2. L. Lopez and B. MacDonald abstained due to not attending the July meeting. 
ROLL CALL VOTE 
Amrhein Y 
Lopez A 
MacDonald A 
Mauro Y 
Rapoport Y 
Upcoming Meetings 
The MPIC decided the dates for their next three meetings would be as follows: 
Thursday, October 20, 2022, at 7:00 p.m. via Zoom 
Thursday, November 17, 2022, at 7:00 p.m. via Zoom 
Thursday, December 15, 2022, at 7:00 p.m. via Zoom 
Future guests were also discussed. 
Other Thoughts 
J. Amrhein informed the MPIC of his concern about trees being cut on scenic ways. He hoped to have 
coordination between the Planning Board and the Tree Warden to better regulate this. 
Adjournment 
B. MacDonald moved to adjourn the meeting at 8:35 p.m. and L. Lopez seconded the motion. The 
motion was approved 5-0-0. 
ROLL CALL VOTE: 
Amrhein Y 
Lopez Y 
MacDonald Y 
Mauro Y 
Rapoport Y 
Respectfully Submitted, 
Emilio E. Mauro, Jr. 
Chair 
Master Plan implementation Committee 
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MEETING DOCUMENTS 
Master Plan Implementation Committee Meeting 
September 15, 2022, 7:00-8:30 p.m. 
Zoom Meeting 
Zoom link: https://us02web.zoom.us/i/875939458107pwd=cTczM2YvUmlpVWdESFVSMXpIRGZ3QT09 
Meeting to: 875 9394 5810, Passcode: MPIC 
Phone: 1-301-715-8592, 87593945810H US (Washington, D.C,) 
• Master Plan implementation Committee Members: Joseph Amrheln (Planning Board), Lisa Lopez (Select Board), Bob 
MacDonald (Conservation Commission), Emilio Mauro (Finance Committee), Kristian Merenda (School Committee), 
Mike Nourse (Historical Commission), Alan Rapoport (Economic Development Committee), Citizen at Large - vacant 
Community Preservation Committee / Playground and Recreation Commission representative - vacant 
• School Committee Non -Voting Alternate: Maureen Moran 
• Staff., vacant, Town Planner 
AGENDA 
Item 
Time 
Discussion 
1. 
Introductions 
7:00-7:05 
2. 
Selection Process for New 
Discussion regarding the ongoing selection process for a new Town 
Town Planner 
7:05-7:25 
Planner for Canton. 
3. 
Former St. Gerard's Property 
7:25-7:45 
Update on the formation of a committee to determine future uses 
for the recently town -acquired St. Gerard's property. 
4. 
Affordable Housing Trust 
7:45-8:05 
Update on the Affordable Housing Trust and the Housing 
Production Plan. 
5. 
Committee Vacancies 
8:05-8:10 
Discussion regarding the two vacancies on the MPIC. 
6. 
Other Business or Updates 
8:10-8:20 
Other updates or comments from MPIC members or the public. 
7. 
Acceptance of Minutes 
8:20-8:25 
Review minutes from July 14", 2022. 
8. 
Upcoming Meetings and 
8,25-8:30 
TBD dates in October, November, and December 2022 
Future Guests 
Notes: Times are approximate and Items might be taken out of order. Should an Item be added to the agenda polo, to 48 hours before the meeting's scheduled start 
time, the agenda will be updated. However, the committee might also discuss a topic not reasonably anticipated by thechalt prior to the meeting. 
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