[{"_1":2,"_112":-5,"_113":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,76,88,100],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},"mediaId",6534910,"mediaKeyId","3452433-11aa51aee2354aaea03914488bf31949","parentId",3452433,"title","Planning board reviews planner report, tables plotter purchase and schedules joint session on economic development","audioSeconds",2760,"startMs",38000,"endMs",2798000,"viewUrl","/Search/View?dp=1&key=3452433-11aa51aee2354aaea03914488bf31949&start=38&end=2798","thumbnailUrl","https://assets.pipeline.soar.com/3452433-11aa51aee2354aaea03914488bf31949/thumbnail_38000.jpg","articleUrl","/articles/6534910/Massachusetts/Planning-board-reviews-planner-report-tables-plotter-purchase-and-schedules-joint-session-on-economic-development","mediaUrl","https://secure.pipeline.soar.com/6534910-8236cb44d9f2da7c616607a1ec020030/orig.mp4?Expires=1776013141&Signature=mFkhaqpHIbi48FmeCmfJKlKeD2BsYLBy8C5dTsHJ6CQQGhSWZffQNhMfyuyKOZCCm6iXkSngwvR7KDcadVuL2biShtQjY6OIYh6oeqAmIargIwjUW6lDfFN-o5vhuMmXZOT6bqAEChQQymchBJMZfe4tSD413jMIILC-LW1tTq5yzbZpx22Y8W~oulpJJFZ8QlOP6OURQOcbtWrqAPnFH9Hp2oldAk6m5PFxgZD8vMQtNVqddQ0LEPtStU9RtQYsQ1VVynZulwq5TKR2bo7IEeExpuoJoNTCzgEaynz9-55hqf7zeBaIIV-hP6rHoZ4NOElENu4s9dkTq5V3rJLGkw__&Key-Pair-Id=KUT5TJCACFTXG","author","Hubbardston","date","2025-05-22T00:00:00Z","article","At the May 22, 2025 meeting, the Hubbardston Planning Board received administrative updates: town staff reported kickoff meetings for two advisory groups, the board tabled a decision on purchasing a plotter/scanner pending a reconciled revolving-fund balance, and the chair and town administrator announced plans for a late-summer joint session with the select board to re-evaluate the Economic Development Committee.

Nathan Boudreau, town administrator, opened public comment noting the resignation of the Economic Development Committee chair and said the town plans a joint session between the planning board and the select board in late summer to review the committee’s purpose and membership. “It is my hope that the town planner would be able to... host... a conversation about the values of the economic development committee,” Boudreau said. The town administrator asked the board to keep an eye out for scheduling and thanked staff for posting the notice.

Town Planner Alec Wade and consulting teams provided a planners report: Wade said kickoff meetings for the sand-pit project and the commercial development project had recently occurred, that consulting teams (MRPC and niche engineering were named) are engaged, and that public engagement plans will be announced soon. Leanne, planning staff, confirmed advisory groups were set up as working groups reporting through the town administrator.

On old business, Leanne reported the town’s accountant is reconciling the planning board revolving fund and asked for additional time; the board agreed to table the plotter/scanner purchase until the new accountant confirms the reconciled balance. Leanne said the prior revolving-fund balance posted before staff turnover was $2.27 (an item flagged for reconciliation) and that further reconciliations are pending.

Chair Christopher announced he has been nominated as the next chair of the Montachusett Regional Planning Commission (MRPC) and noted it will deepen the town’s relationship with MRPC; board members congratulated him.

Next steps: staff will circulate the finalized schedule for the joint session with the select board, continue reconciling the revolving fund, and return the plotter/scanner purchase to the board after the fund reconciliation is complete.","mediaType","Video","parentTitle","Planning Board 5.22.25","oneSentenceSummary","Town staff reported kickoff meetings for sand pits and commercial development advisory groups, the planning board decided to table a purchase of a plotter/scanner pending revolving fund reconciliation, and staff said a joint session with the select board on economic development will be scheduled for late summer.","taxTitle","Town of Hubbardston, Worcester County, Massachusetts","taxId",61645,"location","Massachusetts","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6534915,"Planning board keeps site-plan recording, routes appeals to ZBA; floodplain bylaw sent for DCR review",702,2060000,2762000,"/Search/View?dp=1&key=3452433-11aa51aee2354aaea03914488bf31949&start=2060&end=2762","https://assets.pipeline.soar.com/3452433-11aa51aee2354aaea03914488bf31949/thumbnail_2060000.jpg","/articles/6534915/Massachusetts/Planning-board-keeps-site-plan-recording-routes-appeals-to-ZBA-floodplain-bylaw-sent-for-DCR-review","https://secure.pipeline.soar.com/6534915-9d76d9e3fdf55c36cf1b11ada4ceab3b/orig.mp4?Expires=1776013141&Signature=CJrLbV4vnACwgDIqHua~D3W90y5E5Ib2cT3ZgO1p09wIQzxTRe37jxQINkIEV6eriQHvBfUVe1kiRGVxQYzyn865b9XE5dqn2jWW-0WDfxUaBQX5Vnosj2WexZcDIjCKshMcv5bEYyKuzyGQ6vxVGPyrOlLEt99BTszTbhD6Kc5jmK8~MJAFvRogsotK2KtdePNsm~AUIakG4PhPLbLL4tAhiGcov7iacjybp~P4TjS1zp33ErsutsRREqKY97q9Wr1BAF~aHzBPFC9AOs86VpCDf1KBC7l0miO-nE3Om8Tii1Nz5mQezf-gfyFO~akf~S0dwBFV20SFs2e8DWuTfQ__&Key-Pair-Id=KUT5TJCACFTXG","At its May 22, 2025 meeting, the Hubbardston Planning Board reviewed Article 29 (site plan review) and related floodplain bylaw comments from legal counsel and state reviewers. The board agreed to keep its recording requirement for site-plan decisions, accepted a change to preserve administrative appeal to the Zoning Board of Appeals before Land Court, and directed staff to forward revised floodplain language to the Department of Conservation and Recreation (DCR) for further review.

The recording issue matters because legal counsel recommended removing mandatory registry-of-deeds recording of site-plan decisions to reduce applicant cost. Town Planner Alec Wade and board members favored retaining recording to keep a single, public record; Wade noted recording adds a “few hundred dollars” in fees but can reduce administrative oversights. “As a planner, my personal preference is to have every decision rendered to a property recorded with the registry of deeds,” he said. Board members and one member, Erica, explicitly supported recording; the chair directed staff to strike the legal counsel’s suggested deletion and keep the original recording language.

On appeals, legal counsel recommended directing appeals from site-plan decisions straight to Land Court to avoid pitting two boards against each other; Wade explained that most towns allow the Zoning Board of Appeals (ZBA) to hear challenges first and that the ZBA’s review can reduce litigation. The board accepted Carolyn Murray’s proposed revision to permit administrative appeals to the ZBA before a court filing.

On the floodplain bylaw, the board heard that KP Law’s edits were mostly stylistic and that one DCR reviewer will take a second pass the following week. Leanne (staff) confirmed the DCR contact would review the revised draft and noted a request from DCR to keep the subdivision/site-plan section in the bylaw. The board accepted Carolyn’s scrivener edits and instructed staff to forward the corrected draft to DCR for confirmation.

Next steps: staff will keep site-plan recording in the bylaw language, incorporate Carolyn Murray’s revisions to the appeals language, and send the corrected floodplain bylaw to the Department of Conservation and Recreation for review. The board asked staff to confirm the correct, final versions are on the warrant before Town Meeting.","The board decided to retain recording requirements for site-plan approvals, accepted legal counsel's revision to allow zoning board of appeals review before Land Court, and will forward floodplain bylaw edits to the Department of Conservation and Recreation for confirmation.",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6534920,"Planning board keeps ADU maximum at 1,000 square feet; adds transit-related parking exemption language",509,1644000,2153000,"/Search/View?dp=1&key=3452433-11aa51aee2354aaea03914488bf31949&start=1644&end=2153","https://assets.pipeline.soar.com/3452433-11aa51aee2354aaea03914488bf31949/thumbnail_1644000.jpg","/articles/6534920/Massachusetts/Planning-board-keeps-ADU-maximum-at-1000-square-feet-adds-transit-related-parking-exemption-language","https://secure.pipeline.soar.com/6534920-5f63ab45cbfbf5f7e37636dc2e7c41dd/orig.mp4?Expires=1776013141&Signature=JoBaX-~o4Wtox8Pifa-zB7xAdLSSIpnYy~oudzLczRyS0zR84q8~Cf-iqRbl8rBrKvT7q3GWWvRKH6TpyhfcyxOcJ7-x~4L6gVmPKYKKpLLig9Crg2VeL-b8LDoUtRZRgDDQfNreAy7dp62LfWnBhfmWLAKG05EWYt~hEIGyIVFnEK0iN3m-YYqplAa78afrm4ioKNuMTShhiZy7XbAy1fybUPO9INcZj~v1NukIokUlj35YjsY1YtztUQ08m7~AmAopqjgsb~2G1qMd2aP1zOMnJgEEW0Y9Nvx9Pcu-EXwznlVHTQrEUIAjGxb-9Ba1Laszih5sF~LM9OnhRK9B5A__&Key-Pair-Id=KUT5TJCACFTXG","On May 22, 2025, the Hubbardston Planning Board reviewed Article 27, the accessory dwelling unit (ADU) bylaw, and agreed to retain a maximum ADU size of 1,000 square feet in the town draft while accepting a technical amendment to address parking near transit.

The change matters because state ADU rules were discussed during the drafting; the Commonwealth’s definition protects ADUs up to 900 square feet, and the planning board considered whether to match that threshold. The board also considered a parking exemption for ADUs near transit to avoid unnecessary parking requirements.

Alec Wade, town planner, described language proposed by legal counsel that would amend section 2.6 to add a sentence: if an ADU or any portion of the lot is within a half-mile of a transit or bus station, no additional parking space shall be required for the ADU. Wade recommended the board accept that revision. “I recommend the board accept this revision. It simply states the unstated part of the section,” Wade said. The board voted by consensus to include the transit-proximity parking exemption wording.

Carolyn Murray (KP Law) had recommended reducing the ADU maximum from 1,000 square feet to 900 square feet to conform with state protections; Wade and the chair argued the board’s intent was to allow up to 1,000 square feet as a less-restrictive standard and that the Attorney General could modify that size when reviewing the bylaw. “I think what would happen here is that the attorney general may simply reduce your 1,000 square feet to 900 square feet,” Wade said. After discussion, the board agreed to retain 1,000 square feet rather than preemptively lowering it.

The board also confirmed previous edits removing language that would have allowed ADUs on an adjacent lot under common ownership; that provision was struck in the board’s revised draft. No formal roll-call vote was recorded; the transcript records consensus among members to keep the 1,000-square-foot maximum and to accept the parking exemption language.

Next steps: staff will incorporate the accepted edits into the draft and forward the corrected version to legal counsel for final review before it is placed on the Town Meeting warrant.","The board reviewed Article 27 (accessory dwelling units), accepted a recommended clause exempting parking near transit but decided to retain a 1,000-square-foot ADU maximum rather than reduce it to 900.",{"_33":101,"_35":36,"_37":38,"_39":102,"_41":103,"_43":104,"_45":105,"_47":106,"_49":107,"_51":108,"_53":109,"_55":56,"_57":58,"_59":110,"_61":62,"_63":64,"_65":111,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6534925,"Planning board moves forward on grid-scale battery bylaw despite pending state rules",1372,344000,1716000,"/Search/View?dp=1&key=3452433-11aa51aee2354aaea03914488bf31949&start=344&end=1716","https://assets.pipeline.soar.com/3452433-11aa51aee2354aaea03914488bf31949/thumbnail_344000.jpg","/articles/6534925/Massachusetts/Planning-board-moves-forward-on-grid-scale-battery-bylaw-despite-pending-state-rules","https://secure.pipeline.soar.com/6534925-e30dac8c8d787349c9cd78fed5b85d3f/orig.mp4?Expires=1776013141&Signature=lgj36h6reObhBwkqkIcAQzHsnp0x6TNz5qaRzeKebcqCRMjgFHhih~299W0geXiMbmAzNhBJcjSDLvKRAse20RohbE0RJjYh1Qj~~06euXLWcP0G~4Ue0FBk71fdxlVfUEYKTTgzGgzwtRiqCk1aEKyO60QnGZv-Ewv-D-MUPYlc8UgGsW~V1kQVC5bsEbsHeEor3U~SQikarxeQvCUdoZyDAoJJY7vb5628gfjCC1GOcHi8HI8NptFmMTI3ZhKB98~MkWY8keo~NdVmmYR5e~hjhsbH-B6j5LETyiizDNCWhCVpN8vEFuoP-gXQ0qirc39Mrbqj9liPuIT4Kl9Pzg__&Key-Pair-Id=KUT5TJCACFTXG","On May 22, 2025, the Hubbardston Planning Board discussed proposed Article 26, a zoning bylaw to regulate grid-scale battery energy storage systems, and agreed to advance a town-level bylaw with minor revisions rather than indefinitely postponing the item pending state rulemaking.

The move matters because the Massachusetts Legislature and state regulators are preparing regulations for battery storage installations that the board expects to be finalized in 2026; those state rules could preempt parts of a local bylaw. The planning board debated whether to pause the local effort or adopt a bylaw now to have local standards in place in the interim.

Alec Wade, the town planner, told the board the state is preparing separate regulatory treatment for different system sizes and that the town’s current draft should be kept, with small edits, so Hubbardston has a local framework while the state finalizes its rules. “In the interim, my recommendation is you should proceed with your bylaw with the minor revision cited here provided by Carolyn Murray,” Wade said. Wade and other board members noted the board’s draft distinguishes tiers by aggregate energy capacity: systems under 0.5 megawatts (MW), a mid tier around 0.5–1 MW, and larger installations above 1 MW. Wade said a broader utility exemption is expected to apply to very large installations under forthcoming state law, and that exemptions for installations on the order of 100 MW would remove local control for those projects.

Carolyn Murray, legal counsel (KP Law), had proposed two options: (1) postpone or remove the article to avoid conflict with state rules, or (2) adopt a revised bylaw now and expect some future edits when the state publishes regulations. Murray also provided technical edits and motions the board could use if it decided to proceed. Board members and Wade emphasized that having a town bylaw now would give the town interim authority and guidance while recognizing the Attorney General or later state rules might alter enforceability.

Board members discussed technical standards referenced in the draft, including NFPA 855 sections and large-system fire-test data (UL 9540A), and asked for clarification about when specific safety and commissioning documentation would be required. Wade confirmed several provisions in the draft (safety data sheets, commissioning plans and NFPA compliance) and noted the board had already removed some problematic language in an updated draft. Members also flagged a recurring issue: inconsistent versions of the draft were previously submitted to the town warrant and legal counsel. Wade and the chair asked staff to ensure the correct, up-to-date version is sent to legal counsel before the warrant deadline.

The board’s working outcome was to proceed with the bylaw submission using the planner’s revised draft and to incorporate Carolyn Murray’s minor edits, rather than indefinitely postponing Article 26. No formal roll-call vote was recorded on the floor; the meeting record shows consensus to move forward and to send the corrected draft to legal counsel for final review. The board also acknowledged the state is expected to publish more detailed regulations in mid-2026, at which point local language may require further revision.

Next steps: the town planner will circulate the version intended for legal review, the board will confirm that the correct draft is placed on the warrant for Town Meeting, and staff will monitor state rulemaking when it is released.","The Hubbardston Planning Board reviewed Article 26 (grid-scale battery energy storage systems) and agreed to advance a town bylaw with minor revisions rather than indefinitely postpone it while the state works on regulations expected in 2026.","actionData","errors"]

Article not found

Planning board reviews planner report, tables plotter purchase and schedules joint session on economic development

Planning board keeps site-plan recording, routes appeals to ZBA; floodplain bylaw sent for DCR review

Planning board keeps ADU maximum at 1,000 square feet; adds transit-related parking exemption language

Planning board moves forward on grid-scale battery bylaw despite pending state rules