Planning director outlines projects, CPA funds and MBTA-zoning work in first month

Peter Matczak, planning director, gave his first formal presentation to the Town Council on May 7, summarizing ongoing planning work, Community Preservation Act (CPA) activity and priorities carried forward from staff who prepared the FY26 submission before his arrival.

Matczak highlighted several projects and program items: the Allen Street residential project currently under construction (a mixed-income development of roughly 50–56 units, described by staff), the Armstrong Dam boardwalk (work noted as nearly complete), completion of a recent hazard-mitigation-plan update and the fish-ladder project. He said the town intends to continue implementing MBTA-area zoning adopted last year and to promote related development.

CPA funding and pipeline: Matczak said the town’s gross CPA resources available for appropriation total roughly $1.3 million and that the state trust fund distribution is estimated at about a 16% match this year. He noted the Community Preservation Coordinator (Liz Manning) administers CPA activities on a part-time basis (about 14 hours per week) and reviewed recent CPA-funded projects, including a window-replacement project at Independence Manor and other preservation and open-space efforts.

Master plan implementation and zoning: Councilors and the director discussed the master plan’s implementation phase and the need for a committee to guide detailed zoning work. Matczak said some “low-hanging fruit” zoning updates could be taken up quickly to reduce permitting friction, while a comprehensive zoning rewrite would be a multi-year effort tied to the master plan.

Economic development and coordination: Matczak described the planning office’s role as coordinating with the mayor’s economic development manager (a grant-funded, one-year post) and with other departments to shepherd projects through permitting. Councilors asked how planning resources will support increasing project workload and whether comprehensive-zoning administration should be resourced centrally or handled within existing staff.

Sustainability and green infrastructure: Councilors asked about explicit sustainability goals — EV readiness, solar canopies and other climate measures — and Matczak said several sustainability elements are embedded in the updated state and local codes and that the department will raise these topics as projects proceed. Councilors asked staff to follow up on EV make-ready conduit for a recent parking-lot development and to consider adding environmental goals to future planning work.

Next steps: Councilors requested clearer timelines and staffing plans for master plan implementation, a possible CPA strategic plan and a short, resident-facing checklist for common permitting questions (for homeowners planning decks, sheds or small renovations). Matczak agreed to follow up with the council and the clerk’s office on specific requests.