Canton, Massachusetts · Saved source text

10-17-2024 MPIC Minutes

Master Plan Implementation Committee · Source meeting date: 2024-10-17 · Record 81287

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Master Plan Implementation Committee 
Minutes 
Thursday, October 17, 2024 - 7:00-9:00 p.m. 
Zoom Meetine 
Present at the meeting: Emilio Mauro, Chair (Finance; Capital Planning); Jim Quigley 
(Planning Board); Alan Rapoport (EDC); Patricia Boyden, (Select Board Rep.); Bob 
MacDonald (Conservation Commission); Mike Nourse (Historical Commission); and 
Peg Mead (Citizen -at -Large). 
Staff Members: Taylor (TJ) Torres, Town Planner 
Not Present: Kristian Merenda (School Committee) and Stacy Gorman (Parks &Recreation). 
Item #1 - Introductions: Welcome Attendees and Introduces Members. Chair Mauro 
welcomed everyone to the meeting of the Master Plan Implementation Committee, and the 
viewers at home at 7:05 p.m. We are being taped by Canton Community TV. 
Item #2 - 
Chair Mauro explained that a Special Town Meeting will be held on November 18, 2024, for 
the Galvin Middle School (GMS) Project, and another Special Town Meeting on the same night 
where Planning Board and other articles will be discussed and voted on. The Committee will 
discuss those Planning Board Articles later on in the meeting. He introduced Derek Folan, 
School Superintendent; Jonathan Mulhern, Galvin Middle School Principal; Linda Liporto 
with Leftfield, the OPM on the Project Team; Justin Thibeault, Principal at the Architect Firm 
AI3; Jonathan Quell, Associates with AI3; Kristy Lyons; Senior Pre -Construction Manager at 
Consigli; and Jeremiah Driscoll, Senior Project Manager at Consigli. 
Mr. Folan wanted to thank Ms. Merenda, School Committee member, and their representative 
on the MPIC, who is away tonight. This is a major Capital Project, and the representatives for 
the GMS project will present a high-level overview of the project and they would appreciate 
the MPIC's support. 
Mr. Thibeault explained that the "MSBA", the Massachusetts School Building Authority, is the 
state agency that oversees school projects and reimburses school districts for eligible costs for 
approved school projects. To be part of this program, the Town needs to go through a very 
regimented process. The MSBA process begins early and have a wide net and look at all 
options, which, in concert with the school building committee process, boils down to one (1) 
single option. The Canton Public Schools are currently in the funding phase to fund the 
project. There are two (2) votes that are coming up to move forward which requires Design, 
Construction, and eventually, Closeout. 
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There are a number of critical decisions: 
The Education Program (Overview): This is a document that the district develops 
which is where they want to be and how to get there. 
Build Environment: This supports the educational delivery and these two run parallel 
throughout the whole process. 
A number of sessions were held which included Building Options: (1) Grade Configuration; (2) 
Addition/Renovation or new construction; and (3) Other Plans. The Building Committee held 
many Community Outreach Forums and many conversations with Boards, Committees, and 
Stakeholders. High Level Community Forums included a number of topics: Site amenities, 
how they would be used, and their future use; Grade Configuration; What type of Performance 
Arts Space; and Recap of all the project formation and wrapped up insight and feedback. 
In December, the School Building Committee voted unanimously to approve the Grade 
Configuration of Grade 5 thru 8 when the new building opens; and voted unanimously to 
approve an 800-seat auditorium. This Option 9E, was unanimously voted as the only option 
and submitted to the MSBA, which supported the educational vision. 
Construction Delivery Method: (Theses were the two options). 
Design -Bid -Build: Documents are completed in their entirety. Released for bidding, 
and the qualified contractor with the lowest bid is selected. 
Construction Manager at Risk: Construction Manager joins the team prior to 
document completion to provide insight on items like schedule, logistics, 
constructability; and phasing. A transparent accounting process is utilized to develop 
Guaranteed Maximum Price. 
The Construction Manager was voted on, and interviews were held. Consigli was hired and the 
firm has been working on this project since the spring, They have worked on a schematic 
design and the total project cost is $241,764,835•00. They showed the MPIC the site plans of 
the new building, which will be built on the existing parking lot; split parking on both sides; 
and athletic turf fields in the rear with field lights. They showed the proposed 1st floor, with 
the academic core; gym/auditorium; and dining common; 2nd floor, academic core; library and 
media center; and 3rd floor, only academic core. The building will be energy efficient with a 
geothermal system; and they showed the exterior renderings of the building from different 
views. 
Construction will begin in the spring of 2026 and finish up in the fall of 2028. Then the 
existing building will be demolished and fields and grounds will be completed by 2029. 
There are two (2) votes which are required. First, a Town Meeting Article voted on at a Special 
Town Meeting, followed by a Ballot vote, with both having to pass to move f6i ward on this 
project. 
Chair Mauro stated that this is an age appropriate design and noted that this project has 
received a lot of community feedback. 
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Linda LePorto explained that it will take time to have the final dollar amount with the 
maximum reimbursement rate to be $74M. There are multiple factors on how the MSBA 
comes up with this amount and makes it fair for all districts, with different caps on different 
areas. The Basic Cap is the construction; site work; education plans; square footage per 
student; and then we get to the reimbursement rate. The Town is only reimbursed for one 
gymnasium, and no reimbursement for an auditorium. There are also certain caps for 
furniture; equipment; and technology. Right now, we are at a 30.11% reimbursement costs. 
Another way to bring up the reimbursement is based on how well the existing building has 
been maintained. If we stay within the guidelines, the reimbursement will be increased. The 
maximum reimbursement could be about $74M. 
Solar panels were discussed. The roof will be designed for panels and will be ready for them, 
but that price is not included in this project. 
Ms. Boyden inquired about the cost of the panels, and if we could own the panels or rent space 
on the roof. 
Chair Mauro explained that this project is paid for by voting the full project amount at Town 
Meeting, which requires a 2/3 vote, and then in December, there is a ballot election, which 
needs to pass with a simply majority. He discussed this with the Finance Director and the 
Finance Committee, of which he is also the chair. There is a short-term borrow approach 
until the project is complete and the Town will pay the interest to carry the debt. The 
Feasibility Study has already been paid for and we can use money from the Feasibility Study, 
and have unused levy capacity until the end of the project, Some of the funds from the Capital 
Stabilization Fund will pay for the some of the construction, which the Town has been putting 
money into for the past few years. The Town will take out a 3o-year bond for the 
approximately $166.7M. The Town also plans to use savings from a fully -funded Norfolk 
County Pension Assessment. The Finance Committee has supported this project and voted 4- 
0-1 in support of this project. Also calculated is the debt limit, which the Town can't exceed. 
There is a mix of funding and this plan demonstrates how this project will be paid for by using 
unused levy capacity; pension assessment savings; and debt exclusion to minimize the impact 
of resident and commercial tax increases to pay for the project. 
The Superintendent explained that this is a very rigorous process. This began in 202o and we 
engaged community development vision to be very successful in this process. We had to make 
sure we have enough borrowing power. For example, the geothermal system will cost $2.3M. 
We thought about this and we are not doing the entire building, only public portions, since the 
entire building cost for a full system would have been over $14M. We changed the brick and 
saved $2M, along with the exterior look of the building. This is a unique site and adding 
Consigh early in the process put us on schedule and on budget. With an $11.7M continency 
plan, there will be some funding if the project goes over. If it goes under, the Town can put the 
money back to the undesignated fund to use on future projects. The Select Board is in favor of 
this plan and supports this project. Please vote at the Town Meeting on November 18th. 
Mr. Quigley stated that this project has not gone before the Planning Board and it was 
explained by Justin that the Stormwater Management System was all taken into consideration, 
along with the wetlands, high water table, subsurface conditions, bio retention; and the final 
results meet all needs. 
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Mr. MacDonald stated that this project has not come before the Conservation Commission yet. 
Ms. Mead stated that this is an important project for Canton, It also will increase the property 
values. Speaking as an individual, she hopes everyone supports this. 
Chair Mauro explained that this project is consistent with the Master Plan and is an 
investment in our community. The current building has limitations and will cost more in the 
future if we don't do it now. 
Mr. Rappaport had concerns with the cost and need for such a large 800-seat auditorium, 
which the state is not funding. It was explained that the capacity need is due to the fine arts 
programs; orchestra; band; drama programs; plays; and musicals. The space we have now is 
subpar and when we have plays or musicals we have upwards of between 500 to 700 in 
attendance. 
Jonathan Mulkern explained that when they hold the fall musical it is very crowded and this 
will support their very robust arts programs. The acoustics in the gym are terrible and there 
are uncomfortable bleachers for seating. With this new space, we can have guest speakers; 
presentations; and group projects. It can be used for performance space and academic use. 
Also, there is no space for families or parents when they come into the school and hear guest 
speakers. 
Ms. Boyden feels it is important that we are looking at arts and not just fields. We are 
benefitting everyone with this new building and building for the future. 
Jeremiah Driscoll explained safety measures during construction. They will have covered 
walkways; netting; construction vehicles will be separated from the parents and children; 
traffic will be redirected with a loop road; and there will be a temporary bus pick-up spot. 
A motion was made by Mr. Quigley and seconded by Ms. Mead to send a positive 
recommendation to Town Meeting for the funding of the Galvin Middle School Construction 
Project based on its relevance to the Master Plan. Roll Call Taken, Motion Approved 7-0-0 
(Yes - MacDonald, Nourse, Mead, Rappaport, Quigley, Boyden, Mauro) 
Chair Mauro thanked Superintendent Folan, Galvin Middle School Principal Mulhern, and the 
entire project team for all of their work on each step of this project. He also noted that the 
reason we are having two (2) Town Meetings is that the Massachusetts School Building 
Authority requires its own Special Town Meeting for this project. Please remember to attend 
the Special Town Meeting on November 18. 
Item #3 — Special Town Meeting Within the Special Town Meeting, Articles 6-10 
regarding amendments to the Zoning By -Laws 
Mr. Torres explained that the Planning Board has five (5) Zoning Articles for the Special Town 
Meeting. One is a housekeeping Map Update, which was approved at Town Meeting and now 
we are presenting the updated Map. 
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The next article is for Accessory Dwelling Units ("ADU's"). An ADU is: 
• A self-contained housing unit inclusive of sleeping, cooking, and sanitary facilities on 
the same lot as a principal swelling; 
• Subordinate to the principal dwelling; 
• Maintains a separate entrance than principal dwelling; Also, commonly referred to as 
an "in-law apartment"; and 
• Can be attached or detached to the principal dwelling. 
These units can be detached; attached; interior (upper level); interior (lower level); above 
garage; or garage conversion. Legislation was signed by Governor Healey on August 6, 2024, 
and contains changes to Chapter 4oA (the Zoning Act) relative to how municipalities can 
regulate ADUs. The changes take effect after 18o days, on February 2, 2025. This is to 
encourage small-scale production of housing units across the Commonwealth and provide 
housing options that allow older and younger adults to remain in their communities. This also 
allows homeowners great flexibility to improve the value of their property by streamline the 
permitting process. 
Changes to Chapter VA relative to ADUs: 
• Local Zoning By-laws cannot prohibit or require a special permit for the construction 
of an ADU in a single-family zone, up to goo square feet or half the gross floor area of 
the principal dwelling, whichever is smaller; 
• Cannot require owner -occupancy of the ADU or principal structure; 
• Can regulate with setbacks, height, bulk, and site plan review; 
Must allow detached as well as attached; and 
• Parking: Maximum one space or no spaces if within 0.5 miles of commuter rail station. 
What needs to Change: 
Current: Special Permit for any new ADU; Owner Occupancy required; must be attached to 
principal dwelling; 
Required Changes: Building Permit for new ADU under goo sq. ft. or half the size of principal 
dwelling; owner occupancy not required; and can be attached or detached. 
What stays the same: Dimensional Regulations; height, bulls (lot coverage) setbacks 
(minimum distance from property lines); parking (unless within 0.5 miles of commuter rail 
station); required to maintain appearance of single-family home; building inspections 
required. 
Proposed Zoning By -Law Updates — 
• Amend/Clarify Definitions; 
• Clarify Dimensional Requirements; 
• Updates to Special Residential Regulations; 
• Remove Accessory Apartment Section and Replace with ADU Section; and 
Remove Carriage House Section. 
Master Plan Implementation October 17, 2024 Page 5 of 7 
Committee — Minutes

Article # 6 — Section 11 - is changing the definition; 
Article #7 — Section 4 — Includes making changes, housekeeping, and formatting to make the 
tables clear. 
Article #8 — Section 8.1, Accessory dwelling has been completely rewritten and is in alignment 
with the new state law. 
Article #g — Carriage House — changed to "NOT USED" — has been completely taken out and 
is obsolete. 
Article #io — Final Map — This has been updated to reflect the change regarding the Canton 
Junction Overlay District approved at the last town meeting. 
Mr. Quigley explained that the only change to the article on ADU's (Article 8) — was amending 
and not allowing more than one unit to be built on a site. 
Chair Mauro explained that this shows the complexity of the language that goes into zoning. 
There is a lot of detail and also shows how much attention to detail and specifics goes into 
these zoning articles. 
A motion was made by Ms. Mead and seconded by Ms. Boyden to send a positive 
recommendation to support the Planning Board Articles 6 through 10 as consistent with the 
Master Plan. Roll Call Taken, Motion Approved 7-0-0 (Yes - MacDonald, Nourse, Mead, 
Rappaport, Quigley, Boyden, and Mauro) 
Item #4 — Strategic Framework Update 
Chair Mauro explained that this is a fifteen (15) year plan and we are completing five (5) years. 
Mr. Torres stated that he will reach out to the consultant and see if they can look for a strategic 
update and he is unaware of the cost at this time. The Strategic Framework includes the 
Guiding principles and rational behind each strategic area of focus. He was interviewing the 
same company for another separate project, so he waited to talk with them about moving this 
forward until that procurement had been completed. He will discuss this further at a future 
meeting. 
Item #5 — Acceptance of Minutes 
A motion was made by Ms. Mead and seconded by Mr. Rapaport to accept the September 12, 
2024, Meeting Minutes as submitted, with the minor changes pointed out by Ms. Mead. Roll 
Call Taken, Motion Approved 7-0-0 (Yes - Rappaport, Mead, Quigley, MacDonald, Nourse, 
Boyden, Mauro). 
Item #6 — Upcoming Meetings: The Board discussed and agreed to the next meeting 
being held on Thursday, December 12, 2024 @ 7: oo p.m. via ZOOM. 
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The Board discussed themes or topics to discuss at future meetings. One suggestion was 
having a representative from the Paul Revere Heritage Museum as a guest. The Paul Revere 
Site was a public/private partnership and funded by a DIF. The goals of the Paul Revere Site, 
which has a museum, green, and restaurant, is consistent with the Master Plan. 
Adjournment 
A motion was made at 8:48 p.m. by Mr. MacDonald and seconded by Mr. Nourse to adjourn 
the meeting. Roll Call Taken, Motion Approved 7-0-0 (Rappaport, Mead, Quigley, 
MacDonald, Nourse, Boyden, Mauro), 
Chair Mauro wanted to thank MPIC members, Town Planner, Canton Community TV, the 
entire Galvin Middle School Project Team, the Canton Superintendent of Schools, GMS 
Principal, and the audience who tuned in and watched the meeting. 
itLc 
Tkylor Torres 
MPIC — Town Planner 
Master Plan Implementation October 17, 2024 Page 7 of 7 
Committee — Minutes