Canton, Massachusetts · Saved source text

MasterPlan-20241015T180836

Master Plan Implementation Committee · Source year folder: 2022 · Record 81170

Saved text from 13 of 23 source pages. Transcription and OCR may contain errors; verify figures and wording against the original.

Master Plan Implementation Committee Meeting Minutes 
November 17, 2022, 7:00-8:30 p.m. 
Via Zoom 
Master Plan Implementation Committee Members present: Joseph Amrhein (Planning Board), Lisa Lopez 
(Select Board), Emilio Mauro (Finance Committee), Mike Nourse (Historical Commission), and Alan 
Rapoport (Economic Development Committee) 
Master Plan Implementation Committee Members not present: Bob MacDonald (Conservation 
Commission), Kristian Merenda (School Committee), Citizen at Large — vacant, Community Preservation 
Committee or Playground and Recreation Committee representative — vacant 
School Committee Non -Voting Alternate: Maureen Moran — not present 
Staff: Interim Town Planner Gene Manning —present 
Guests: Julie Beckham, Vice Chair of Canton Diversity, Equity, and Inclusion Committee, and Tom 
Birmingham 
Introductions 
Chair Emilio Mauro called the Master Plan Implementation Committee (MPIC) meeting to order at 7:05 
p.m. and he welcomed and introduced all those present. 
Discussion of Master Plan and Implementation Process 
E. Mauro explained that the Master Plan is a long-range vision that was developed mostly in 2018 and 
2019 through a committee (Master Plan Steering Committee) that worked for approximately eighteen 
months with the consulting firm of Horsley Witten. There was also considerable outreach to town 
departments and committees and other stakeholders in town, such as residents and businesses. The 
new Master Plan replaced the 2004 version and set goals to be achieved by 2035. The process to update 
the plan was initiated at the 2017 Annual Town Meeting and culminated in the Planning Board 
approving the new plan In 2020. Once the plan was formally approved, the Master Plan Implementation 
Committee was then formed and consists of members from a cross-section of Town committees to 
allow it to more easily coordinate implementation policies and act as a forum for addressing Master Plan 
goals. He added that there are three main books of the Master Plan. They are the Baseline Report that 
presents the existing conditions at the time the plan was developed, the Roadmap that makes 
recommendations based on research by the consultants, and the Action Plan that lays out ways to 
achieve the recommendations made in the Roadmap. There are also appendices that have background 
information and data. He noted that the plan is intended to be a "living document" that also evolves in 
detail as the fifteen -year plan period progresses. He pointed out that the Canton Diversity, Equity, and 
Inclusion Committee (CDEI Committee) did not exist when the Master Plan was created but it can be a 
party that helps promote and achieve some of its goals and can positively add new perspectives to the 
goals of the Master Plan. 
E Mauro then presented the Strategic Framework that has been developed to organize goals for the 
early years of implementation (2020-2025) and proceeded to summarize the various aspects of the 
Page I of 23

document including the sections, action items, responsible parties for implementation of each item, and 
the timeframe for expected implementation. He noted that the Master Plan while somewhat fixed is a 
guideline and will evolve somewhat as time passes due to changing conditions. The entire Master Plan is 
available online. As CDEI was not in existence at the time the Master Plan was developed, it was not 
designated as a responsible party for any action items. However, he added, many action items in the 
Strategic Framework naturally have diversity, equity, and inclusion components to them because of the 
need to ensure that all in town have access to these services, opportunities, and protections. 
Discussion of Shared Priorities with the Canton Diversity, Equity, and Inclusion Committee 
E, Mauro reviewed the identified shared priorities between the Master Plan and the CDEI Committee 
that were included in the displayed document entitled "Canton Master Plan Action Items & Diversity, 
Equity, and Inclusion Committee Suggested Shared Priorities 2020-2025", which is included in the 
Meeting Documents section of these minutes. He noted that while the CDEI Committee would not be 
expected to solve these issues, they could provide unique perspectives that could help ensure that more 
voices are heard during the implementation process. 
E. Mauro noted how affordable housing and housing stock diversity are shared priorities due to the high 
cost of housing in Canton and the fact that different kinds of housing can allow more residents to find a 
home they can afford or that meets their needs. This includes providing guidance to the Housing 
Authority and the Affordable Housing Trust and promoting zoning that favors missing housing types and 
multi -family structures where appropriate. 
E. Mauro pointed out how the CDEI Committee could help with Public Health and Social Well -Being 
including outreach to support vulnerable populations in the community, equal access to healthy lifestyle 
choices and better overall quality of life, filling gaps in services to help serve these populations, and 
educate government decision makers on how to better construct policy to meet the needs of all Canton 
residents. He noted that the CDEI Committee could be an effective "bridge" to connecting parties with 
the government and fully informing the Town government of the needs of groups in town who may 
have difficulty advocating for their needs due to their lack of representation for a variety of reasons. He 
noted that the government sometimes makes decisions with partial information because of these 
unintentional information gaps and the CDEI Committee can help fill those gaps. He also mentioned how 
youth risk assessments could be better informed through the CDEI Committee ensuring a broader 
spectrum of understanding for youth of different cultures and backgrounds. He stated that the CDEI 
Committee might also work with the Senior Center to help its expanding programs better meet the 
needs of vulnerable populations, also noting that the Canton Council on Aging had recently been 
renamed as the Department of Elder and Human Services to better reflect their broader mission. He also 
mentioned the importance of better access to the food pantry and how transportation limitations can 
affect its usage. Promoting multimodal and walkable neighborhoods can also have positive impacts on 
public health, social well-being, and community strength. He also noted that low-income residents and 
some other vulnerable populations often have difficulty staying active, which can have negative effects 
on their health. 
Regarding Town services, E. Mauro noted how the CDEI Committee could assist with promoting civic 
participation and public decision, so that more voices are heard, better decisions are made by the Town, 
and all groups have more of their vision for Town services and policies realized. Town staff can also be 
trained to achieve better outreach to diverse groups to also facilitate participation and inclusion. 
Page 2 of 23

E. Mauro then proceeded to the Work section of the Master Plan and noted the importance of equitable 
economic prosperity and expanding business opportunities in Town. He added that economic 
disadvantages are a barrier to many things and that more opportunities would help mitigate some of 
these disadvantages. He also suggested that the CDEI Committee could help work with the business 
community to both give and receive input regarding opportunities to meet diversity, equity, and 
inclusion goals. 
E. Mauro noted the importance of having venues and programs that allow all residents to be active both 
physically and socially, this also includes increasing access to parks open spaces, and other recreational 
areas while also raising public awareness about these opportunities, as described in the Master Plan. 
E. Mauro also felt that gaps in transportation, like economic gaps, create less obvious but significant 
inequalities in opportunity and access. He added that the Master Plan identified lack of transportation 
connections limit economic opportunities, access to government services or recreation, and basic 
physical mobility in general. Increasing public and private transportation options, multimodal options 
(and favorable zoning for such infrastructure), complete streets programs that can promote walking and 
biking, and the Safe Routes to School Program were among the items mentioned regarding 
improvements to neighborhood, town -wide, and regional transportation gaps. The CDEI Committee 
could help identify these gaps 
Moving on to the Protect section, E. Mauro noted how historic resources can be used to showcase the 
contributions of many diverse groups in our society and increase the awareness of these contributions. 
He also added that promoting a diverse arts and culture program can help foster mutual understanding 
and respect among residents. Finally, helping with environmental stewardship can prevent or mitigate 
environmental injustices caused by low-income or other vulnerabilities, whether pollution, flooding, or 
other negative environmental exposures that vulnerable populations are often at higher risk from. 
The Adapt section of the Master Plan also had some connections to the CDEI Committee. E. Mauro 
noted that the Municipal Vulnerability Preparedness Program assessment had been completed before 
the CDEI Committee existed but maintaining that network of stakeholders with the CDEI Committee 
added to it could help promote the aforementioned environmental justice principles by incorporating 
more diverse voices into natural hazard and climate change mitigation and related grant applications. 
He also noted that educating the public about natural hazards to make sure all are aware of ways to 
protect themselves from these threats was also part of the Master Plan goals that the CDEI Committee 
could assist with. He added that some vulnerable populations may require assistance due to higher 
information costs due to communication barriers. 
E. Mauro added that the three focus areas identified in the Master Plan (Canton Junction, the 
Downtown, and Route 138) were all places where many Master Plan objectives align and the CDEI 
Committee could help monitor developments in those areas and provide suggestions to promote 
diversity, equity, and inclusion as developments warrant in those areas. 
E. Mauro emphasized that while the CDEI Committee would not be expected to solve these issues and 
meet these goals that were identified their input would greatly help guide the development and 
implementation of solutions to these issues or goals. 
J. Beckham, on behalf of the CDEI Committee, welcomed the opportunities to collaborate with the MPIC 
to work on the many diversity, equity, and inclusion goals mentioned in the shared priorities 
Page 3 of 23

presentation. On the request of fellow CDEI Committee member Alan Rapoport, she also gave a brief 
history of the CDEI Committee and she noted the membership on the committee. The CDEI Committee 
was formed in the autumn of 2020 in response to the murder of George Floyd and the national concern 
that stemmed from such events. Since that time, they have promoted diversity through many efforts, 
including collaboration with the Canton Public Library to promote global diversity through literature, 
black history month events, collaboration with Canton Public Schools to have students participate in 
events including through spoken word or songs, inaugurated an annual Juneteenth celebration in town, 
worked with Canton Public Library and Trustees to have a pride flag raised there that A. Rapoport 
helped facilitate (which was the first to fly over a public building in Canton), observed holocaust 
remembrance day, they have also used social media and other methods to celebrate various months 
dedicated to different groups and raise awareness about holidays and other aspects of various cultures. 
In the Canton Citizen, they have been writing community and unity articles that highlight individuals of 
different ages, races, and backgrounds and share their experiences in the Canton community. She also 
acknowledged the great leadership of the CDEI Committee Chair Cynthia Holcombe (who was unable to 
attend the MPIC meeting) in steering the committee toward these goals. She noted that the CDEI 
Committee is a robust committee and they work between meetings to advance the mission. The 
committee is a welcoming committee that invites the participation of all. She recognized the importance 
of creating a positive legacy that can be passed to future members of the CDEI Committee to continue 
the mission perpetually. 
A. Rapoport added that the CDEI Committee mission statement is as follows: 
The Canton Diversity, Equity, and Inclusion (CDEI) Committee seeks to foster a welcoming and 
inclusive community that encourages cooperation and respect among all persons in Canton. 
CDEI will celebrate and embrace the traditions and values of the groups within our community 
and advocate for the human and civil rights of all individuals in the Town of Canton through 
education, promoting community awareness and understanding of cultural differences, and 
working to eradicate barriers to equity and inclusion. 
A. Rapoport pointed out that they do have a Facebook page that is regularly updated and it has many 
facts and other information. He also noted how personally informative his time on the CDEI Committee 
has been on "how our perceptions are so wrong and we need to change them". He agreed with J. 
Beckham that the committee had held many great events and had great speakers that taught so much 
and allowed voices to be heard that are not usually heard in town. He noted some events such as the 
recent Global Diversity Awareness Group event, High Holiday event, Pride Day event, quilt project, 
Juneteenth event, Black History Month. He noted the need for this committee in town. He cited a recent 
speaker (a graduate professor) at an event that spoke of how as an African -American, she had not had a 
teacher that was black until graduate school. He observed that these are experiences that would not 
otherwise be evident to others. He emphasized the importance of these events. 
J. Beckham elaborated on the High Holidays event that A. Rapoport had mentioned and she noted how 
there were four rabbis and a priest present. It was the first event of that kind in Canton to honor the 
Jewish High Holidays and it also served as a recognition of holocaust survivors. It was a great experience 
for all. 
A. Rapoport told the MPIC about the gay pride event that the CDEI Committee had organized. It was 
held at the Canton Public Library and was attended by, among others, State Representative William 
Galvin. The Select Board made a proclamation and students from the Galvin Middle School and Canton 
Page 4 of 23

High School performed. He also praised the GSA clubs at the middle school and high school levels for 
providing support for LGBTQ+ students and raising awareness about their rights and concerns while 
building confidence in their identities. He said the event was well attended and he spoke on how it 
brought the community together. 
L. Lopez announced that there would be an event at the Canton Public Library that upcoming Sunday 
where attendees would discuss how an online information portal could be created to assist new families 
in Town services, businesses, and other opportunities. She encouraged the CDEI Committee members to 
attend. 
L. Lopez also noted that diversity in the town is not reflected in its government leadership or committee 
membership and she added that it would be great if there could be a better representation of the 
town's diversity in these elected and appointed Town positions. She encouraged outreach to try to find 
members of the community that are willing to serve in those roles while also increasing the diversity of 
the Town's boards and committees. 
J. Beckham agreed that more diversity in government would be great and that she would pass the 
information regarding the upcoming information portal event to CDEI Committee members. 
E. Mauro felt that both of the ideas mentioned by L. Lopez were great ideas. He noted that having a one 
place directory or source to learn about Town services and other opportunities would not only be 
helpful to new residents but also existing residents who may be unaware of these opportunities. He said 
this would reduce the cost of information by being more targeted and direct than the broader Town 
website. 
J. Amrhein asked about the possibility of hiring a Diversity, Equity, and Inclusion Officer to further 
support the current efforts of the CDEI Committee. He also positively noted that expression of diversity 
in Canton is at an all time high. He also supported L. Lopez's comment about more diversity and 
inclusion in elected and appointed officials. 
J. Beckham explained when and where the CDEI Committee meets and spoke about the rainbow flags 
and progress flags that have been distributed and displayed that promote inclusion in Canton. 
A. Rapoport noted how the Canton Public Library has a diverse selection of books for residents to read 
and that the collection represents a commitment to diversity, equity, and inclusion. 
A. Rapoport also listed the current members of the CDEI Committee and he noted that an upcoming 
program that the CDEI Committee, and he specifically, is working on is an event to honor Native 
Americans and their long history that pre -dates others in America. 
J. Amrhein and J. Beckham discussed the prospect of student ambassadors and the fact that CDEI 
Committee is already working on that. 
E. Mauro noted that there are many vacancies on committees, so the diversity that L. Lopez suggested 
could in many cases be done just by filling those vacancies. L. Lopez and E. Mauro agreed that the 
citizen -at -large vacancy on the MPIC could be a good candidate for this. 
J. Amrhein emphasized the importance of involving police and fire departments In diversity and related 
Page 5 of 23

civic engagement. 
J. Beckham noted that there is an LGBTQ+ community liaison at the police department and thought 
there would be more involvement by that person in future events. She also said it was important to 
make all feel included and represented in the community. 
A. Rapoport felt that these welcoming events that the CDEI Committee and the Town have been 
organizing will encourage more civic participation by those groups, including seeking appointment to 
committees or running for local offices. 
Seeing no further questions, E. Mauro thanked J. Beckham and the CDEI Committee for all they do to 
promote diversity, equity, and inclusion in Canton. There was a mutual invitation for the two 
committees to collaborate and consult in the future. 
Update on the Selection Process for the New Town Planner 
E. Mauro introduced T. Birmingham who developed a process to help the Town enhance its search for a 
new town planner. 
T. Birmingham told the committee that he had volunteered to assist the Town to improve their search 
for a Town Planner. He then presented a slideshow entitled "Enhanced Recruitment Strategy for New 
Town Planner", which is included in the Meeting Documents section of these Minutes. He has also been 
working with Town Administrator Charlie Doody and others and he acknowledged the work that Interim 
Town Planner Gene Manning has been doing in the absence of a full-time town planner. He noted that 
the job description posted in April 2022 needs to be updated and should also demonstrate not only 
qualifications but points as to why Canton would be a great opportunity for a would-be town planner. 
These include such Town qualities as strong management, financial stability, good fiscal responsibility, 
good programs, and a good community. It also showcases the Master Plan as a method of showing a 
candidate what opportunities there are to achieve accomplishments. He spoke about leads that the 
Town has used, or is considering, for use in the town planner job search. He also noted how a variety of 
data points could help encourage applicants by making the Town more appealing as a place where a 
potential town planner could thrive. He also developed a Google survey called the "Town Planner 
Recruitment Survey" to poll Town officials about what might be sought by them in a town planner and 
what priorities they identified as most important, which could serve as talking points in future 
interviews, et cetera. The survey is included in the Meeting Documents included in these Minutes. He 
noted that there were currently several town planner related job openings in Massachusetts. He added 
that the salary being offered has been raised and is now, in his opinion, very competitive and the town is 
also very competitive as a good place for a town planner to work. 
E. Mauro felt that this was a great approach. He added that in many job descriptions there are only 
technical requirements and qualifications noted. Adding more dynamic information that demonstrates 
that it can be a fun, rewarding, and positively challenging endeavor might help attract candidates. 
J. Amrhein expressed support forthe presentation and praised the survey's flexibility and the increase in 
offered salary. 
L. Lopez also thought this was a great approach. 
Page 6 of 23

T. Birmingham thanked the committee and told them that he would update the committee as events 
warrant. 
E. Mauro thanked T. Birmingham for his work on the job search. 
Saint Gerard's Reuse Committee Update 
E. Mauro noted that the Saint Gerard's Reuse Committee had started meeting to develop 
recommendations for use of the Town -acquired Saint Gerard's property. He added that he has been 
communicating with G. Manning who also serves as the vice chair of that committee to schedule a time 
for him to attend one of their meetings as chair of the MPIC to discuss with them the Master Plan and 
how it can be a guide for potential reuses of the property. E. Mauro will be attending the December 7, 
2022, meeting of the Saint Gerard's Reuse Committee for that purpose. 
G. Manning added that the committee had its second meeting the previous night. 
L. Lopez pointed out that the Select Board does not have a pre -decided use for the property and the 
goal of the Saint Gerard's Reuse Committee is to reach out to the public and develop recommendations 
for the Select Board to consider. She was concerned about some lingering public misconceptions about 
the process. 
A. Rapoport was curious if the Town had been approached by any developers seeking to purchase the 
property. 
L. Lopez said that there had been no such offers nor would they likely be seriously considered. She cited 
that there is a provision in the purchasing agreement of the property from the Boston Archdiocese that 
would require some proceeds of the sale of the property to be collected by them should the Town 
choose to resell it in a certain period of time from the initial purchase, with the amount decreasing as 
time passed. In addition, the Town leaders, she said, were willing to agree to that provision because 
they had no intention of reselling the property once the Town acquired it. 
G. Manning agreed with L. Lopez that the goal of the Saint Gerard's Reuse Committee is to engage in 
public outreach, gather ideas and information, and report back to the Select Board. The committee is 
chaired by Town Administrator Charlie Doody. G. Manning is the vice chair. They will hold a series of 
hearings to obtain that public feedback. 
Downtown Zoning Update 
E. Mauro reminded members that the Downtown Focus Area of the Master Plan includes a number of 
different zoning and parking improvements recommended. Planning Board and Interim Town Planner 
Gene Manning have been working with the Metropolitan Area Planning Council (MAPC) to advance 
some of these recommendations for consideration at a future Town Meeting. Some items being 
addressed include standardizing how development occurs in the downtown by streamlining and 
simplifying overlapping zoning rules, such as overlay districts and permit restrictions, revising tables of 
use, updating dimensional requirements, and aesthetical requirements. He described the study area as 
including from Lewis Street and Walnut Street along Washington Street. He added that he was 
interviewed by the MAPC consultant in late October and he appeared before the Select Board with 
Interim Town Planner Gene Manning and Planning Board Chair Patti McDermott on November 1 to 
Page 7 of 23

update the Select Board about the plan. He added that there would be a public forum on November 29 
at 6:30 p.m. in the Canton Public Library Community Room to obtain feedback from local businesses and 
residents. 
G. Manning added that he met with the chair and vice chair of the Planning Board earlier that day 
regarding the organization and formatting of the event. He said that the upcoming event will be run by 
the MAPC. The MPAC has already visited the Washington Street area and the event will cover a wide 
range of topics including redesign of the downtown, zoning updates, and public expectations for the 
downtown. One challenge is that over the years there have been zoning changes that have made it 
difficult to get the right businesses at the right location. There will also be consideration of biking access, 
pedestrian infrastructure, and parking requirements. The goal is to obtain public input and then review 
it and then bring it to the Select Board, the Planning Board, and the MPIC. The area was last redesigned 
about twenty years ago and is due for an update. 
A. Rapoport noted the importance of getting property owners to attend the forum perhaps through 
letters notifying them of the coming public forum. He said that there is a lot of potential to improve the 
downtown but those opportunities have been passing. Direct engagement of property owners and not 
just the tenant businesses may be helpful in advancing redevelopment. He noted that there are some 
vacancies in the downtown and that redevelopment and reinvestment in the area might help revitalize 
some properties. 
G. Manning agreed that would be a helpful approach. 
J. Amrhein asked about the status of zoning improvements for accessory dwelling units. He felt 
increased ability to have accessory dwelling units by right might assist elderly residents or low-income 
residents by allowing them to either rent these units for supplemental income or live in them. He 
encouraged G. Manning to review the zoning and advise the Planning Board as Interim Town Planner, 
G. Manning said he would review the zoning on accessory dwellings and work with the Planning Board 
and the MPIC on it as needed. 
E. Mauro noted that the MPIC would continue to monitor developments in the downtown zoning 
revisions as they progress. 
CCPC Update 
E. Mauro reminded members that the Canton Community Preservation Committee (CCPC) oversees the 
use of funds acquired through the Community Preservation Act (CPA). The Community Preservation Act 
allows a property tax surcharge and state matching funds to finance eligible projects in open space, 
outdoor recreation, housing, and historic preservation. The CCPC is responsible for determining what 
projects should be considered for CPA funds. There was some discussion between the CCPC and the 
Select Board on whether there should be applications for this upcoming fiscal year. The CCPC had come 
under new staffing and wanted to take some time to reorganize/restructure while the Select Board 
wanted there to be applications accepted this year. He understood that a compromise has been reached 
where only preliminary applications that determine eligibility for funds would be accepted this 
upcoming fiscal year. Final applications that actually result in recommendations for funding would be 
differed to the next fiscal year. 
Page 8 of 23

E. Mauro noted that the lack of CPA projects is linked to the implementation of the Master Plan, as 
promoting open space, outdoor recreation, housing, and historic preservation are all topics represented 
in the Master Plan as goals with action items. He added that the CCPC indirectly helps Implement the 
Master Plan. He also reminded members that the MPIC had written letters of support for selected CPA 
applications for Fiscal Year 2023 being reviewed by the CCPC in late-2021 that were determined to be of 
significance to the implementation of the Master Plan. 
L. Lopez, who is a member of both the CCPC and the Select Board, added that in the last year the CCPC 
engaged an outside consultant to collect public feedback on how residents would like to see the 
Community Preservation funds spent through meetings, surveys, and focus groups. She added that for 
seven months the committee was without an administrator. The responsibilities of that administrator 
role were so numerous that the nine -member volunteer committee could not meet those 
responsibilities without that proper staffing. The committee took the view that, given this lack of 
staffing, the committee would forego applications for Fiscal Year 2024. A new CCPC administrator has 
now started working. However, due to lost time in the usual application timeline, only preliminary 
applications will be accepted for Fiscal Year 2024. This will start the process of approving applications for 
funding in Fiscal Year 2025 (May 2024 Annual Town Meeting) while also incorporating all of the data 
gathered from the public during the outreach efforts into a Community Preservation Plan to guide the 
decision making of the CCPC in what qualified projects to accept, as there are always more application 
requests than funds available. She also noted that Governor Baker recently signed a bill that was 
enacted by the state legislature to add $20 Million to the state's Community Preservation Trust Fund, 
which are funds available to add to the CPA community's local receipts. For Canton, this will mean about 
$216,000 from the state matching funds (or about 30 cents per dollar). Even though no projects would 
be brought before the Annual Town Meeting in May 2023 (for Fiscal Year 2024), the funds continue to 
come in and there will essentially be a double -sized fund for awarding project grants for Annual Town 
Meeting in May 2024 (for Fiscal Year 2025). 
E. Mauro confirmed with L. Lopez that the pre -applications accepted this year will automatically roll 
over for next year's final application process. 
L. Lopez added that there is no deadline for preliminary applications this year to be submitted (only a 
December 12 starting date) and there will be no ranking done. It is a great opportunity for Interested 
parties to vet their proposed projects for eligibility and feedback. 
E. Mauro, as a former member of the CCPC, expressed his support for the CPA and the important work 
that the CCPC does to help build community and acknowledged the significant number of great projects 
that had been achieved through CPA funding in past years. He also noted how great it is that the CCPC, 
despite the current deferment in projects, will return in such a robust way going forward. 
MBTA Communities Working Group Update 
E. Mauro reminded members of the previous MPIC discussion regarding Transit Oriented Development 
in October. He also noted that a working group had been created to explore the new MBTA 
Communities Law and determine what the Town might need to do to plan for it with a deadline of 
January 31, 2023, to send a plan to the state government on how the town will comply with the new 
law. Compliance involves developing a plan for establishing at least one multi -family district in town 
within a certain radius from an MBTA Commuter Rail Station that meets certain density provisions by 
right. 
Page 9 of 23

G. Manning, who serves on the working group as interim town planner, added that he spoke to Town 
Administrator Charlie Doody about the process. He also noted that he and Housing Coordinator Kevin 
Shea will be meeting later in the month (November 30) to go over existing inventory and update the 
working group. They are hoping to have something developed by mid -December. One issue that will be 
worked on is the metrics for affordable housing changed from the original law due to feedback from 
MBTA communities. The affordable housing formula has changed for all communities and the original 
half -mile radius around an META station qualifier for housing has changed to allow towns to increase 
that number if needed. All communities must submit their plan to comply with this law by January 31, 
2023. The plan will have a good number of inventory and there might be a request to increase the 
radius. There are no pending actions required, just a plan on achieving compliance. 
L. Lopez clarified that this plan is not about affordable housing but about establishing multi -family 
dwellings allowed by right in a zoning district. Canton already has an inclusionary zoning requirement 
that multi -unit developments of a certain size or larger must include a percentage of affordable housing 
units but this MBTA Communities Law does not specifically require affordable housing. The new law 
does not require that any housing construction occur but simply that the zoning allowing multi -family 
dwelling by right at a certain density is in place by December 2024 in a district near an MBTA station. 
Thus, this is not an affordable housing program nor is it analogous to Chapter 40-B housing. 
J. Amrhein asked what the difference was between the old housing metrics of the MBTA Communities 
law versus the revised ones. 
G. Manning stated that it was a law regarding zoning requirements around MBTA stations (such as 
subways or the commuter rail). He added that the exact new metrics have been changing as the state 
and the many communities work through the process. The numbers for Canton specifically are being 
worked on as part of the efforts of the working group to comply with the new law. The working group 
will recommend a plan for the Town to approve and submit within the state guidelines. 
E. Mauro added that he felt the Intent of the law was to promote transit -oriented development by 
laying the zoning foundation for multi -family units by right near those stations while not requiring any 
immediate construction. 
L. Lopez, in answer to the question about the new metrics for this housing, that the state set metrics 
that if the property were a "clean sheet', each town would need to have a certain density and overall 
housing unit number for the district to comply with the new law. For Canton, this might be that within a 
radius determined by the municipality there would need to be a district where by right multi -family 
units can exist at a density of 15 units per acre for a total of 1,440 households. She then noted that there 
are no undeveloped areas in Canton near train stations, so there will be need for a compliance model 
that the state will provide to instruct the Town how to best comply in its high-level action plan by 
January 31, 2023, and the means to get there, even if it does not have the specifics. 
E. Mauro speculated that the Paul Revere Heritage Site units could be helpful to the multi -family unit 
count, as they are between the two commuter rail stations in town. 
L. Lopez clarified that while if the Town zoned that area appropriately to meet the metric of the law, it 
would be in alignment with what is there. However, the law is about the zoning being in place for 
potential housing not what is actually on the ground. 
Page 10 of 23

A. Rapoport asked if the change in administrations at the governor's office from Charlie Baker to Maura 
Healy would make any difference in how this law is implemented. 
L. Lopez felt that was very unlikely because housing has become a high priority and there is a national 
trend in that direction of addressing the need for housing, especially on the east and west coasts. The 
support for this law in Massachusetts was fairly bi-partisan. 
J. Amrhein made the distinction that housing density does not necessarily result in affordable housing. 
He asked how this greater density might benefit the town and the high cost of housing and he wondered 
if affordability was a greater issue than density. 
L. Lopez felt that housing affordability and housing production were both areas of concern. She added 
that with greater density would come greater housing choices, especially small -size units that would be 
more affordable versus single family homes on larger lots. There is a tendency that dense units with 
smaller footprints will be more affordable than larger properties that are more spaced out. In addition, 
the fact that multi -unit housing complexes of a certain size or larger are required to have a certain 
portion of unit be designated as affordable housing also reinforces the benefits of this greater density in 
its link to affordable housing. 
J. Amrhein asked if the Town has a hope or expectation of what this will bring to the town. 
L. Lopez and G. Manning both felt that the plan was in too early a stage for the Town to develop any 
expectations about what is hoped for and that even the law is still being refined. 
Acceptance of Minutes 
The review of the minutes from September 15th, 2022, and October 20, 2022, was deferred to the next 
meeting. 
Upcoming Meetings 
The MPIC confirmed that the dates for their next two meetings would be Thursday, December 15, 2022, 
at 7:00 p.m. via Zoom; and Thursday, January 12, 2023, at 7:00 p.m. via Zoom 
Adjournment 
L. Lopez moved to adjourn the meeting at 8:45 p.m. J. Amrhein seconded the motion. The motion was 
approved by 4-0-0. 
ROLL CALL VOTE: 
Amrhein-Y Lopez-Y Mauro-Y Rapoport-Y 
Respectfully Submitted, 
Emilio E. Mauro, Jr. 
Chair 
Master Plan Implementation Committee 
Page 11 of 23

MEETING DOCUMENTS 
Master Plan Implementation Committee Meeting 
November 17, 2022, 7:00-8:30 p.m. 
Zoom Meeting 
Zoom link: [ittps://US02web.zoom.us/l/85797836989?pwd=K3FabiJ TOpaSi9oSEE1VXhaTXRoUT09 
Meeting ID: 8579783 6989, Passcode: MPIC 
Phone: +1-309-205-3325 85797836989U US 
• Master Plan Implementation Committee Members: Joseph Amrheln (Planning Board), Lisa Lopez (Select Board), Bob 
MacDonald (Conservation Commission), Emilio Mauro (Finance Committee), Kristian Merendo (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., Gene Manning, interim Town Planner 
• Representative of the Canton Diversity, Equity, and incluslon Committee: Alan Rapoport 
AGENDA 
Item 
Time 
Discussion 
1. Introductions 
7:00-7:05 
2. Discussion of Master Plan and 
7:05-7:10 
MPIC explains the Master Plan and Implementation process. 
Implementation Process 
3. Discussion of Master Plan 
Shared Priorities with Canton 
Discuss shared priorities, policies, and projects for the next 5 years 
Diversity, Equity, and Inclusion 
7:10-7:55 
regarding the Diversity, Equity, and Inclusion Committee. 
Committee 
4. Update on Selection Process 
Any updates regarding the ongoing selection process for a new 
for New Town Planner 
7:55-8:00 
Town Planner for Canton will be discussed. 
S. Former St. Gerard's Property 
Update on the St. Gerard's reuse committee and MPIC outreach to 
Update 
8:00-8:05 
that committee. 
6. Downtown Zoning Update 
8:05-8:10 
Update on proposals to amend zoning In the downtown. 
Update regarding the CCPC implementation of the Community 
7. CCPC Update 
8:10-8:15 
Preservation Act. 
Any updates on the working group formed to explore Transit 
8. MBTA Communities Working 
8:15-8:20 
Oriented Development options and related zoning mandate 
Group Update 
regarding the MBTA Communities law. 
9. Acceptance of Minutes 
820-8:25 
Review minutes from September 15tb, 2022, and October 20di 2022. 
10. Upcoming Meetings and 
825.8:30 
December 15'h, 2022, and TBD date in January 2023 
Future Guests 
Notesttimes are approrlmate and items might be taken out of order. Should an Item be added to the agenda prior to 48 hours before the meeting's scheduled start 
lime, the agenda will be updated. However, the committee might also discuss a topic not reasonably anticipated by the chair prior to the meeting. 
Page 12 of 23

CANT0N 
- com �,n�l q• 1 c•,�,,,:rwww.can tonmasterplan.com 
Why Is It Important? 
The Canton Master Plan is Important because It is 
used by local officials to guide their decisions, which 
Impact our quality of life In Canton. Through the 
Master Plan, we clearly state what we love about 
living in Canton, what needs more support to 
strengthen its vitality and longevity, and what should 
be transformed to meet our needs as a community. 
A master plan is Important because It affects your 
everyday life now and for years to come. 
What are the MPIC Responsibilities? 
As a long-range plan, the Canton Master Plan 
requires a framework that holds the Town 
accountable for Implementing actions and empowers 
new volunteers and elected officials to learn about 
the Master Plan and how to keep the momentum 
moving forward. 
The MPIC Is established and populated by the Select 
Board and is responsible for coordinating and 
monitoring implementation of the Master Plan. it is 
tasked with assessing the status of specific tactical 
actions, evaluating priorities, and suggesting new 
Implementation techniques where appropriate, 
• The MPIC will be the primary coordinators for 
gathering the Information needed to track 
progress, with the assistance of the Town 
Planner. 
• MPIC members contact all entities Identified as 
lead responsible parties In the Action Plan at 
least once a year. 
• The Town Planner (or MPIC designee) prepares 
a check sheet for each lead responsible party 
listing the tactics] actions they are responsible 
for. This sheet will provide space for responsible 
parties to report on the status of the actions, It 
will also note any actions that have more than 
one lead agent 
• Once received, the MPIC compiles all of the 
responses Into an Annual Master Plan Report 
and works with the Town Planner and lead 
responsible parties if there are any 
discrepancies. This report will also Include a 
summary of the major successes of the past 
year, explanations or justifications for any 
actions that appear to be inconsistent with the 
goals and strategies of the Master Plan, 
implementation plans for the coming year, and 
recommendations, if any, on future Master Plan 
Updates. 
Who is on the MPIC? 
All MPIC members are residents of Canton and 
appointed to a one (1) year term. It consists of nine 
members. 
• Joseph Amrhelm Planning Board 
• Lisa Lopez: Select Board 
• Bob MacDonald: Conservation Commission 
• Emilio Mauro: Finance Committee 
• Kristian Merenda: School Committee 
• Mike Nourse: Historic Commission 
• Alan Rapoport: Economic Development 
Committee 
• vacant: Citizen -at -Large 
• vacant; Community Preservation Committee 
Staff: Gene Manning, Interim Town Planner 
Page 13 of23