[{"_1":2,"_111":-5,"_112":-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",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":44,"_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":73},"mediaId",6571290,"mediaKeyId","3051980-dbec255dda6647e2d4d73b2f6f96ca02","parentId",3051980,"title","Board reviews draft floodplain zoning updates ahead of warrant article","audioSeconds",0,"startMs",6220000,"endMs","viewUrl","/Search/View?dp=1&key=3051980-dbec255dda6647e2d4d73b2f6f96ca02&start=6220&end=6220","thumbnailUrl","https://assets.pipeline.soar.com/3051980-dbec255dda6647e2d4d73b2f6f96ca02/thumbnail_6220000.jpg","articleUrl","/articles/6571290/Massachusetts/Board-reviews-draft-floodplain-zoning-updates-ahead-of-warrant-article","mediaUrl","https://secure.pipeline.soar.com/6571290-6a3e14970ac8b4de98945e73b0c88ddd/orig.mp4?Expires=1770922795&Signature=hrU7BAJ1eKZap-BvpyJvSG1bJCUP4pEezptmuu5G-bldLpiRzZ5lispxeUhjSIiKl7F5-xoiwaK7rR1qVjypu0OdY02Z378E~xZSU5DR2UW0~ITJvF7zLlCzHdqURnwEpcpXFCuWCpALoQZZDnqDat59h-sC0VWcLNjWrGK1~chGmjq4haugY57bg40LaQkq2n8PMrZtYzbrfaabyjv6Zu7KVL932bwphJFv5ljgirV-iN6aVmsQdG7dZGPX5INcPA6V0EvUB~ICW~pEuCIJ4yp~eYLxMOPkbj3aTHaoo6W0erdO30QDWH4ZDNtb811VB~4YSh2jTxwZJ8rvNC2X5g__&Key-Pair-Id=KUT5TJCACFTXG","author","Town of Hubbardston, MA","date","2025-04-18T00:00:00Z","article","The board reviewed a draft warrant article to update Hubbardston’s floodplain zoning ahead of expected FEMA flood map changes and the state’s model floodplain bylaw.

Why it matters: Affected communities must adopt compliant bylaws to maintain participation in the National Flood Insurance Program and to conform with the state model floodplain bylaw. The board said the community is an affected community and must act before the new maps become effective.

Discussion and outcome
- Planner Alec and Land Use Clerk Leanne described two options: adopt the state model bylaw verbatim or retain the town’s tailored draft. DCR and FEMA reviewed the model; the town’s draft includes several provisions that are more restrictive than the model.
- Staff asked whether the board wanted to keep a local provision that extends the floodplain district a horizontal distance of 50 feet from any named or unnamed watercourse (section 13.2(3)). The DCR representative flagged that as a higher standard than the model; board members said they were unsure whether that extended clause had been actively enforced and recommended retaining the draft on the warrant and allowing town meeting to consider striking the more‑restrictive clause if desired.
- The board designated the building commissioner as the floodplain administrator for compliance and agreed staff would check with the conservation commission about who would receive notices for watercourse alterations (model requirement), since the town lacks a conservation agent on staff.

Next steps: The board left the draft on the warrant for the upcoming public hearing while staff prepares final edits and confirms local administrative designations.","mediaType","Video","parentTitle","Town of Hubbardston: Planning Board 04.17.25","oneSentenceSummary","Planner Alec and staff briefed the board on required floodplain bylaw updates tied to FEMA map changes and the state model bylaw; board chose to keep current draft language on the warrant with option to strike more‑restrictive items at town meeting.","taxTitle","Town of Hubbardston, Worcester County, Massachusetts","taxId",61645,"location","Massachusetts","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_46":81,"_48":82,"_50":83,"_52":84,"_54":55,"_56":57,"_58":85,"_60":61,"_62":63,"_64":86,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6571292,"Planning board authorizes staff to send endorsement letter for open space and recreation plan",600,4980000,5580000,"/Search/View?dp=1&key=3051980-dbec255dda6647e2d4d73b2f6f96ca02&start=4980&end=5580","https://assets.pipeline.soar.com/3051980-dbec255dda6647e2d4d73b2f6f96ca02/thumbnail_4980000.jpg","/articles/6571292/Massachusetts/Planning-board-authorizes-staff-to-send-endorsement-letter-for-open-space-and-recreation-plan","https://secure.pipeline.soar.com/6571292-9712d95a6df47aceb03e607aebce788c/orig.mp4?Expires=1770922795&Signature=X8UpZhVdsZzpBjNiPN0krKB3rf0hLzh56MZ6d3ynNEelZbqbVRfcf8BoEVIRQ1m2Gv9w2ZHgdA5ULO-cvEd6ubQPDD6e2UMSS3tA5~TOndw3B7aPYxRgqPs3hRKbaGa21HVuiKWgAQVhNO4PR5JyUqkDBcQf8UaFgtXPKsX7b-xuXn9hn-0i9RxIczUQ9Y09sBcHXtj5UKFOF-CzqxILLu2gsdUrvkyvpuMiNGz5CIEbkK73~KboFNkrDzbfU026tiBNdInFjHPz02Z1ex9fHa4OeyfC6y1DIkrqql5sy2g0-i71GPGTVfsnLtQgR0FfaRIwEZ4B9vowaaUE0LIY9w__&Key-Pair-Id=KUT5TJCACFTXG","The planning board authorized staff to send a letter endorsing the Town of Hubbardston’s Open Space and Recreation Plan, with a one‑week waiting period for any final comments.

Why it matters: An approved open space and recreation plan is required to access certain state grants administered by the Division of Conservation Services for land protection and recreation projects. The plan is updated every seven years; planning board signoff is one of several required reviews before the state will accept a final plan.

Discussion and outcome
- Board members said the plan had been reviewed by the select board and the Montachusett Regional Planning Commission (MRPC). Planner Alec and board volunteers had provided edits; the Division of Conservation Services requested additional technical items, which were incorporated.
- The board voted to authorize Alec (or Leanne) to transmit an endorsement letter on behalf of the planning board after a one‑week waiting period for final comments.

Ending: The vote passed unanimously; staff will file the endorsement after one week unless the board requests further edits.","Board voted to authorize staff to send a letter endorsing the town’s open space and recreation plan, subject to a one‑week comment window.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_46":93,"_48":94,"_50":95,"_52":96,"_54":55,"_56":57,"_58":97,"_60":61,"_62":63,"_64":98,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6571297,"Planning board reviews state ADU rule changes, considers broader local definition",1680,3600000,5280000,"/Search/View?dp=1&key=3051980-dbec255dda6647e2d4d73b2f6f96ca02&start=3600&end=5280","https://assets.pipeline.soar.com/3051980-dbec255dda6647e2d4d73b2f6f96ca02/thumbnail_3600000.jpg","/articles/6571297/Massachusetts/Planning-board-reviews-state-ADU-rule-changes-considers-broader-local-definition","https://secure.pipeline.soar.com/6571297-1ff3060319bd6d8776132e548a3ba1e5/orig.mp4?Expires=1770922795&Signature=VNK64TtZSkUDrN6pk7kUbi~-3ydyz931Xrgya3eSLW5HGkCuV5kXOMth134fDAt-dOg81QRYfLsgoRzCGjNfIpIDdp0EaHT3MhGpUh4ATGynF0bC-VutCo4eVHBijD25TbJz3S4qLw9r~i0FiJsvWST0-jfP4daUVoAVcXAtdf7iihSXHuSTj9M1U6MUTPhxbnIyMPeibb1hxFfCxAYolID8IpnkOkZSWmcHDc3YFVqrVjHdf7bLwtwQ7JX0JJXU5n7F~ALath~BKAag2JIq0-J3AeIu2HLQQZM28S9nok-9tb2t0b7OxYPGciiZ0ZR174V8mS7oKABJmvz-QqvQBw__&Key-Pair-Id=KUT5TJCACFTXG","The Planning Board reviewed proposed edits to the town’s accessory dwelling unit (ADU) bylaw to align with a 2024 state housing act that requires by‑right ADUs in districts that allow single‑family homes. Planner Alec told the board the state’s regulations protect ADUs in districts that permit single‑family dwellings, but recommended replacing the term “single‑family dwelling” in Hubbardston’s draft with “principal dwelling” to avoid conflicts with other zoning language.

Why it matters: The state measure promotes housing production and sets minimum standards for ADUs. Hubbardston’s draft retains a slightly larger local maximum—1,000 square feet rather than the state’s 900 square foot cap or one‑half the existing dwelling’s gross floor area—so the town will be required to secure a two‑thirds vote at town meeting rather than a simple majority because it deviates from the state standard.

Discussion and outcome
- Alec summarized the changes and the reason for the suggested term swap: replacing “single family” with “principal dwelling” makes the bylaw apply to any principal dwelling type (single‑family, two‑family, etc.) that is allowed in a district.
- The board discussed potential complications, including how the merger doctrine could interact with an ADU on an adjacent lot under common ownership; Alec recommended striking the clause that would have allowed ADUs on adjacent lots under common ownership because it raised tax and septic/water plumbing questions and could create legal complexity. The board agreed to remove the “adjacent lot under common ownership” phrase and rely on established options such as merging lots or Title 5/health code requirements for water and wastewater.
- The board agreed to continue the public hearing and to await the attorney general’s review comments. The board scheduled the next hearing (continued) for May 7.

Ending: Planner Alec said he expects only minor AG comments and that article 24 can stand alone; the board left the public hearing open to allow staff to incorporate any AG edits before final recommendation to town meeting.","Planner Alec briefed the board on Massachusetts' new housing legislation and recommended changing local bylaw language from 'single‑family dwelling' to 'principal dwelling' and keeping Hubbardston's 1,000 sq ft ADU allowance.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_46":105,"_48":106,"_50":107,"_52":108,"_54":55,"_56":57,"_58":109,"_60":61,"_62":63,"_64":110,"_66":67,"_68":69,"_70":71,"_72":73,"_74":73},6571302,"Hubbardston planning board refines grid-scale battery storage bylaw after lengthy debate",949,34000,983000,"/Search/View?dp=1&key=3051980-dbec255dda6647e2d4d73b2f6f96ca02&start=34&end=983","https://assets.pipeline.soar.com/3051980-dbec255dda6647e2d4d73b2f6f96ca02/thumbnail_34000.jpg","/articles/6571302/Massachusetts/Hubbardston-planning-board-refines-grid-scale-battery-storage-bylaw-after-lengthy-debate","https://secure.pipeline.soar.com/6571302-cd8256577215188dc732585761d79167/orig.mp4?Expires=1770922795&Signature=l~0BBgfwzvLdBHQXg~1ReWgq~l3Cxx0WAEjRrCNM7f5-JY9FKjLsIJkgLMjxcl-TCS06orbyDERnF2MjJ~eWGA0dQkW~LCRnHcAeUcEiWuCQ6kJRXTrRCy9qWphN8Wrph~suDsC0gkq9XIfqbqjietgxNy8R1epzdq1Re0HB-hsRJkK2VHOFyu5hPWnOdCdtuk6svPhjSe9GbtwOPguBJ6RtLjyepci6kTsg-RaGtV5dJhPjfj~9ozTnNbmdQlJm2pmB0P61qZcTu5aB8cZm2V3HjHgHTssznQln8x8vGsC2SXx7hnVbE6v5JezPGM-5020YA0YF5uzcSWwxZnTSHQ__&Key-Pair-Id=KUT5TJCACFTXG","The Hubbardston Planning Board spent the bulk of its meeting reviewing proposed zoning changes for battery energy storage systems, focusing on definitions, permitted locations and safety and forestry provisions.

Board members and several residents debated a tiered approach that would exempt small residential batteries while subjecting larger “grid-scale” systems to permitting and siting rules. Planner Alec and volunteers said the working draft would define tier 1 systems as those under 0.5 megawatt (500 kilowatt) capacity and apply permitting only to tier 2 and tier 3 systems above that threshold.

Why it matters: The town’s existing zoning left battery storage unlisted and therefore effectively prohibited, but an earlier attorney general review had “blue penciled” (removed) restrictive language and left battery storage allowed by right in all zones. The board said new bylaw language is intended to restore reasonable local controls—such as limiting large facilities to areas with three‑phase power and commercial zones—while exempting typical rooftop or home storage.

Discussion and outcome
- Resident Robert Fernandez (148 New Westminster Road) told the board he supports regulation: “if there's no regulation at all… anybody can come in and install one of these things” and said a bylaw is “a step forward.”
- Volunteer Tim Holly (35 Mount Jefferson Road), who assisted staff on the draft, recommended tier 1 be defined as greater than 0.2 megawatt‑hours and less than 0.5 megawatt‑hours and reiterated that smaller systems remain regulated by building, electrical and fire codes.
- The board agreed to remove specific, technology‑by‑technology battery lists (lead acid, nickel, lithium, etc.) in favor of a definition that covers “electrical storage” generally, citing rapid technological change.
- Several board members stressed siting limits. Planner Alec and speakers noted grid‑scale systems require three‑phase power and are most appropriate in commercial zones or areas with existing infrastructure. Fire and access standards discussed included minimum site access widths, vertical clearances and gate sizes requested by the Hubbardston Fire Department.
- The board discussed proposed compensatory forestry language (a requirement that an area equal to twice the forest removed be maintained) and expressed concern it could be rejected by the attorney general; members favored changing that prescription to a more flexible “managed forestry” requirement supervised by a professional forester.

Next steps: The board voted to continue public review (the hearing remains open) and directed staff to reconcile the working draft with the attorney general’s blue‑penciled version of Article 4, confirm which version is on file with the town clerk, and return with a revised draft for the next meeting.

Ending: Board members said the draft is closer to a form they can put before town meeting after staff resolves the Article 4/attorney general inconsistencies and finalizes the tier thresholds and managed‑forestry language.","Planning board members, residents and volunteers debated thresholds, siting and forestry protections for grid-scale battery energy storage systems (BESS), moving draft text toward a three-tier system and continuing public review.","actionData","errors"]

Article not found

Board reviews draft floodplain zoning updates ahead of warrant article

Planning board authorizes staff to send endorsement letter for open space and recreation plan

Planning board reviews state ADU rule changes, considers broader local definition

Hubbardston planning board refines grid-scale battery storage bylaw after lengthy debate