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Developers ask if Lakeville will pursue 40R overlay for 6 Barstow project
Summary
A developer proposed a 40R starter‑home overlay across about 42–43 acres including 6 Barstow, seeking board guidance on pursuing overlay zoning; board members flagged municipal water allocation, EOHLC approvals, and incentives/timelines as outstanding issues.
Jamie Bissonette of Zenith Consulting Engineers presented a conceptual proposal for a 40R starter‑home overlay covering several adjoining parcels including 6 Barstow, 1 Myricks and 127 Precinct. He said the combined area is about 43 acres and the conceptual design shows roughly 50 dwellings, a mix of two‑ and three‑bedroom units, and a proposal to connect to municipal water where available while using on‑site septic because there is no sewer service in that area.
Board members repeatedly flagged municipal water allocation as the principal constraint. One commissioner noted the town is close to using its remaining allocation for other projects and urged the developer to discuss capacity with the select board. Bissonette provided a preliminary water estimate: "It would be under 10,000 gallons a day," and said that septic permitting and groundwater discharge thresholds (10,000 gpd) would shape final design choices.
The board and counsel reviewed regulatory pathways. Bissonette described differences between Chapter 40R (a planning‑board‑led overlay requiring EOHLC review) and Chapter 40B (zoning board review). Counsel noted that EOHLC approval of an overlay and the town's handling of eligible‑location determinations and incentive payments require coordination; members asked for clarification of the incentive range (which counsel said could vary widely) and the five‑year build window tied to incentive funding.
Other substantive items included overlay mapping (to avoid spot zoning), preservation of an existing equestrian facility on a portion of the property, and the relationship to a nearby Route '79 roadway concept that could improve vehicle movements at the proposed access. The board signaled it was generally open to further exploration but asked the applicant to (a) confirm water capacity with the select board, (b) perform additional witnessed percolation testing, and (c) prepare draft overlay language and revised fiscal impact materials for town leaders and EOHLC review.
What happens next: The applicant will continue test pits and coordination with town staff and the select board. The planning board did not take a final vote on overlay zoning at the Jan. 22 meeting but invited the developer to continue work with staff on draft language and technical analyses.
