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FINAL V2 - Recommendations of the Finance Committee STM August 4 2025.pdf pdf file
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Source page 1
Recommendations of the Finance Committee
to the Voters of Canton, Massachusetts
2025
TOWN OF CANTON
SPECIAL TOWN MEETING
MONDAY, AUGUST 4, 2025 at 7:00 p.m.
Morse Auditorium
Canton High School
900 Washington Street, Canton, MA
Study this report and come to Special Town Meeting.
Bring this report with you.
_________________________________________________________
YOUR VOTE at Town Meeting is important
because it establishes the priorities for our schools,
public works, public safety, town government and
future direction for our environment.
The Town, upon request, will endeavor, to the
greatest extent possible, to make available any
and all visual and audio devices and assistance for
the disabled. For more information, please call
781-821-5000.Source page 2
SPECIAL TOWN MEETING – AUGUST 4, 2025
Respectfully submitted,
Town of Canton Finance Committee:
Emilio Mauro, Chair
Reuki Schutt, Vice-Chair
John Leonetti
Kristin Mirliani
Cindy Thomas
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SPECIAL TOWN MEETING – AUGUST 4, 2025
Town of Canton
Commonwealth of Massachusetts
Norfolk, ss
To the Constables of the Town of Canton,
Greetings:
In the name of the Commonwealth of Massachusetts you are hereby required to notify and warn the inhabitants of
the Town of Canton to meet at Morse Auditorium, on the grounds of the Canton High School, 900 Washington
Street in said town on;
SPECIAL TOWN MEETING
MONDAY, THE FOURTH DAY
OF AUGUST 2025
At seven-o’clock (7:00 P.M.) in the evening at which time and place the following articles are to be acted upon:
ARTICLE 1
ADOPT THE RULES TO GOVERN SPECIAL TOWN MEETING
Article 1 To see if the Town will vote to adopt certain procedures to govern
the conduct of the 2025 Special Town Meeting; or to take any other action
related thereto.
Select Board
MOTION 1
MOVED: That this 2025 Special Town Meeting shall meet on
consecutive Monday and Wednesday evenings in the Morse
Auditorium on the grounds of the Canton High School, 900
Washington Street, until the business of this Special Town Meeting
has been concluded, each such session to begin at 7:00 o’clock P.M.
and to adjourn at 11:00 o’clock P.M., or as near that hour as may be
feasible, according to the nature of the business pending at the said
hour.
FINANCE COMMITTEE VOTE: 5-0
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SPECIAL TOWN MEETING – AUGUST 4, 2025
DISCUSSION: The Finance Committee recommends adoption of this
motion as it formalizes procedures that have been followed by Town Meetings
in the past.
APPROVED__________DISAPPROVED__________
MOTION 2
MOVED: That the following individuals be granted all of the
rights and privileges of participation in this Special Town Meeting,
except the right to vote, under any article of this warrant which
affects matters within their jurisdiction:
David Buccelli, Director of Facilities
Maura Crowley, Director of Food Services
Paul R. DeRensis, Town Counsel
Paul Feeney, State Senator
Derek Folan, Superintendent of Schools
Josh Fogel, Director of Technology and Data Analytics
M. Regen Jamieson, Conservation Commission Agent
Louis Jutras, Information Systems Manager
Arafat Knight, Veterans’ Agent
Alfons Koka, Town Engineer
Yeshi Lamour, Principal of Luce Elementary School
Karen Lawlor, Administrative Assistant, Canton Planning Board
Brian Lynch, Director of Facilities and Grounds
Brian Lynch, Assistant Superintendent of Finance & Operations, School
Department
Stephen Lynch, Representative in Congress
Jon Mulhern, Principal of Galvin Middle School
Connor Murphy, Town Planner
Shelley Needle, Rodman Early Childhood Coordinator
Allison Neff, Canton Community Preservation Committee Administrator
Joseph Perkins, Interim Police Chief
Kristen Phelps, Revere & Son Heritage Trust Administrator
Cody Pratt, Assistant Town Accountant
Tyler Radicioni, Parks & Recreation Director
Tami Rebello, Principal of Lt. Peter M. Hansen Elementary School
E. Wendell Robery, Fire Chief
Debbie Rooney, Director of Curriculum, Instruction and Assessment
Mark Roy, Executive Director, Canton Housing Authority
William Scollins, Finance Director
Sara Shaw, Interim Assistant Superintendent of Schools
Kevin Shea, Housing Coordinator
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SPECIAL TOWN MEETING – AUGUST 4, 2025
Julianne Shore, Director of Personnel Services
Jeffrey Sperling Principal of Canton High School
Michael Trotta, Superintendent of Public Works
Diane Tynan, Director of the Department of Elder & Human Services
Saundra Watson, Principal of John F. Kennedy Elementary School
FINANCE COMMITTEE VOTE: 5-0
DISCUSSION: The Finance Committee recommends adoption of this
motion as it allows key non-resident officials and consultants to legally
participate in the Town Meeting and it formalizes procedures that have been
followed by Town Meetings in the past.
APPROVED__________DISAPPROVED__________
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SPECIAL TOWN MEETING – AUGUST 4, 2025
ARTICLE 2
AMEND ZONING BY-LAW SECTION 9.1 FLOODPLAIN OVERLAY
DISTRICT
Article 2. To see if the Town will vote amend Zoning By-law Section 9.1 as
follows, with strikethrough indicating deletion, and bold and underlined
language/text indicating changes.
9.1 FLOODPLAIN OVERLAY DISTRICT
9.1.1 Purpose. The purpose of the Floodplain Overlay District is to:
1. Ensure public safety through reducing the threats to life and
personal injury
2. Eliminate new hazards to emergency response officials
3. Prevent the occurrence of public emergencies resulting from water
quality, contamination, and pollution due to flooding
4. Avoid the loss of utility services which if damaged by flooding would
disrupt or shut down the utility network and impact regions of the
community beyond the site of flooding
5. Eliminate costs associated with the response and cleanup of flooding
conditions
6. Reduce damage to public and private property resulting from
flooding waters
9.1.2 Definitions. For purposes of this Section 9.1, the following definitions
shall apply:
DEVELOPMENT means any man-made change to improved or unimproved
real estate, including but not limited to building or other structures, mining,
dredging, filling, grading, paving, excavation or drilling operations or storage
of equipment or materials. [US Code of Federal Regulations, Title 44, Part
59]
FLOOD BOUNDARY AND FLOODWAY MAP means an official map of a
community issued by FEMA that depicts, based on detailed analyses, the
boundaries of the 100-year and 500-year floods and the 100-year floodway.
(For maps done in 1987 and later, the floodway designation is included on
the FIRM.) (if applicable in your community)
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SPECIAL TOWN MEETING – AUGUST 4, 2025
FLOOD HAZARD BOUNDARY MAP (FHBM.) An official map of a
community issued by the Federal Insurance Administrator, where the
boundaries of the flood and related erosion areas having special hazards
have been designated as Zone A or E. [US Code of Federal Regulations, Title
44, Part 59] (if applicable in your community)
FLOODWAY. The channel of the river, creek or other watercourse and the
adjacent land areas that must be reserved in order to discharge the base
flood without cumulatively increasing the water surface elevation more than
a designated height. [Base Code, Chapter 2, Section 202]
FUNCTIONALLY DEPENDENT USE means a use which cannot perform its
intended purpose unless it is located or carried out in close proximity to
water. The term includes only docking facilities, port facilities that are
necessary for the loading and unloading of cargo or passengers, and ship
building and ship repair facilities, but does not include long-term storage or
related manufacturing facilities. [US Code of Federal Regulations, Title 44,
Part 59] Also [Referenced Standard ASCE 24-14]
HIGHEST ADJACENT GRADE means the highest natural elevation of the
ground surface prior to construction next to the proposed walls of a
structure. [US Code of Federal Regulations, Title 44, Part 59]
HISTORIC STRUCTURE means any structure that is:
(a) Listed individually in the National Register of Historic Places (a listing
maintained by the Department of Interior) or preliminarily determined by the
Secretary of the Interior as meeting the requirements for individual listing
on the National Register;
(b) Certified or preliminarily determined by the Secretary of the Interior as
contributing to the historical significance of a registered historic district or a
district preliminarily determined by the Secretary to qualify as a registered
historic district;
(c) Individually listed on a state inventory of historic places in states with
historic preservation programs which have been approved by the Secretary
of the Interior; or
(d) Individually listed on a local inventory of historic places in communities
with historic preservation programs that have been certified either:
(1) By an approved state program as determined by the Secretary of
the Interior or
(2) Directly by the Secretary of the Interior in states without approved
programs.
7Source page 8
SPECIAL TOWN MEETING – AUGUST 4, 2025
[US Code of Federal Regulations, Title 44, Part 59]
NEW CONSTRUCTION. Structures for which the start of construction
commenced on or after the effective date of the first floodplain management
code, regulation, ordinance, or standard adopted by the authority having
jurisdiction, including any subsequent improvements to such structures. New
construction includes work determined to be substantial improvement.
[Referenced Standard ASCE 24-14]
RECREATIONAL VEHICLE means a vehicle which is:
(a) Built on a single chassis;
(b) 400 square feet or less when measured at the largest horizontal
projection;
(c) Designed to be self-propelled or permanently towable by a light duty
truck; and
(d) Designed primarily not for use as a permanent dwelling but as temporary
living quarters for recreational, camping, travel, or seasonal use.
[US Code of Federal Regulations, Title 44, Part 59]
REGULATORY FLOODWAY - see FLOODWAY.
SPECIAL FLOOD HAZARD AREA. The land area subject to flood hazards
and shown on a Flood Insurance Rate Map or other flood hazard map as
Zone A, AE, A1-30, A99, AR, AO, AH, V, VO, VE or V1-30. [Base Code,
Chapter 2, Section 202]
START OF CONSTRUCTION. The date of issuance for new construction and
substantial improvements to existing structures, provided the actual start of
construction, repair, reconstruction, rehabilitation, addition, placement or
other improvement is within 180 days after the date of issuance. The actual
start of construction means the first placement of permanent construction of
a building (including a manufactured home) on a site, such as the pouring of
a slab or footings, installation of pilings or construction of columns.
Permanent construction does not include land preparation (such as clearing,
excavation, grading or filling), the installation of streets or walkways,
excavation for a basement, footings, piers or foundations, the erection of
temporary forms or the installation of accessory buildings such as garages or
sheds not occupied as dwelling units or not part of the main building. For a
substantial improvement, the actual “start of construction” means the first
alteration of any wall, ceiling, floor or other structural part of a building,
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SPECIAL TOWN MEETING – AUGUST 4, 2025
whether or not that alteration affects the external dimensions of the
building. [Base Code, Chapter 2, Section 202]
STRUCTURE means, for floodplain management purposes, a walled and
roofed building, including a gas or liquid storage tank, that is principally
above ground, as well as a manufactured home. [US Code of Federal
Regulations, Title 44, Part 59]
SUBSTANTIAL REPAIR OF A FOUNDATION. When work to repair or
replace a foundation results in the repair or replacement of a portion of the
foundation with a perimeter along the base of the foundation that equals or
exceeds 50% of the perimeter of the base of the foundation measured in
linear feet, or repair or replacement of 50% of the piles, columns or piers of
a pile, column or pier supported foundation, the building official shall
determine it to be substantial repair of a foundation. Applications determined
by the building official to constitute substantial repair of a foundation shall
require all existing portions of the entire building or structure to meet the
requirements of 780 CMR. [As amended by MA in 9th Edition BC]
VARIANCE means a grant of relief by a community from the terms of a
flood plain management regulation. [US Code of Federal Regulations, Title
44, Part 59]
VIOLATION means the failure of a structure or other development to be
fully compliant with the community's flood plain management regulations. A
structure or other development without the elevation certificate, other
certifications, or other evidence of compliance required in §60.3 is presumed
to be in violation until such time as that documentation is provided. [US
Code of Federal Regulations, Title 44, Part 59]
9.1.3 Scope of Authority. The Floodplain District is herein established as
an overlay district. The District includes all special flood hazard areas within
Canton designated as Zone A, AE, AH, AO, A99, V, or VE on the Norfolk
County Flood Insurance Rate Map (FIRM) dated June 4, 1987 July 8, 2025
issued by the Federal Emergency Management Agency (FEMA) for the
administration of the National Flood Insurance Program. The exact
boundaries of the District shall be defined by the 1%-chance base flood
elevations shown on the FIRM and further defined by the Norfolk County
Flood Insurance Study (FIS) report dated June 4, 1987 July 8, 2025. The
FIRM and FIS report are incorporated herein by reference and are on file
with the Town Engineer, Building Official, and Conservation Commission.
9.1.4 Applicability. The Town of Canton requires a permit for all proposed
construction or other development in the floodplain overlay district, including
new construction or changes to existing buildings, placement of
manufactured homes, placement of agricultural facilities, fences, sheds,
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SPECIAL TOWN MEETING – AUGUST 4, 2025
storage facilities or drilling, mining, paving and any other development that
might increase flooding or adversely impact flood risks to other properties.
The t Town’s permit review process includes the requirement that the
proponent obtain all local, state and federal permits that will be necessary in
order to carry out the proposed development in the floodplain overlay
district. The proponent must acquire all necessary permits, and must
demonstrate that all necessary permits have been acquired.
9.1.5 Designation of Community Floodplain Administrator. The Town
of Canton hereby designates the position of Town Planner to be the official
floodplain administrator for the Town.
9.1.6 Floodway Encroachment. In Zones A, A1-30, and AE, along
watercourses that have not had a regulatory floodway designated, the best
available Federal, State, local, or other floodway data shall be used to
prohibit encroachments in floodways which would result in any increase in
flood levels within the community during the occurrence of the base flood
discharge.
In Zones A1-30 and AE, along watercourses that have a regulatory floodway
designated on the Town’s/City’s FIRM or Flood Boundary & Floodway Map
(choose map which delineates floodways for your community)
encroachments are prohibited, including fill, new construction, substantial
improvements, and other development within the adopted regulatory
floodway unless it has been demonstrated through hydrologic and hydraulic
analyses performed in accordance with standard engineering practice that
the proposed encroachment would not result in any increase in flood levels
within the community during the occurrence of the base flood discharge.
9.1.7 Unnumbered Zones. In A Zones, in the absence of FEMA BFE data
and floodway data, the building department will obtain, review and
reasonably utilize base flood elevation and floodway data available from a
Federal, State, or other source as criteria for requiring new construction,
substantial improvements, or other development in Zone A and as the basis
for elevating residential structures to or above base flood level, for
floodproofing or elevating nonresidential structures to or above base flood
level, and for prohibiting encroachments in floodways.
9.1.8 Drainage Requirements. Within Zones AO and AH on the FIRM,
adequate drainage paths must be provided around structures on slopes, to
guide floodwaters around and away from proposed structures.
9.1.9 Subdivision Proposals. All subdivision proposals and development
proposals in the floodplain overlay district shall be reviewed to assure that:
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SPECIAL TOWN MEETING – AUGUST 4, 2025
(a) Such proposals minimize flood damage.
(b) Public utilities and facilities are located & constructed so as to minimize
flood damage.
(c) Adequate drainage is provided.
When proposing subdivisions or other developments greater than 50 lots or
5 acres (whichever is less), the proponent must provide technical data to
determine base flood elevations for each developable parcel shown on the
design plans.
9.1.10 Recreational Vehicles. In A, A1-30, AH, AE Zones, V1-30, VE, and
V Zones, all recreational vehicles to be placed on a site must be elevated
and anchored in accordance with the zone’s regulations for foundation and
elevation requirements or be on the site for less than 180 consecutive days
or be fully licensed and highway ready.
9.1.11 Watercourse Alterations or Relocations in Riverine Areas. In a
riverine situation, the Floodplain Administrator shall notify the following of
any alteration or relocation of a watercourse:
• Adjacent Communities, especially upstream and downstream
• Bordering States, if affected
• NFIP State Coordinator, MA DCR
• NFIP Program Specialist, FEMA, Region 1
9.1.12 Requirement to Submit New Technical Data. If the Town
acquires data that changes the base flood elevation in the FEMA mapped
Special Flood Hazard Areas, the Town will, within 6 months, notify FEMA of
these changes by submitting the technical or scientific data that supports the
change(s.) Notification shall be submitted to:
• NFIP State Coordinator, MA DCR
• NFIP Program Specialist, FEMA, Region I
9.1.13 Variances to Building Code Floodplain Standards. The Town will
request from the State Building Code Appeals Board a written and/or audible
copy of the portion of the hearing related to the variance, and will maintain
this record in the community’s files.
The Town shall also issue a letter to the property owner regarding potential
impacts to the annual premiums for the flood insurance policy covering that
property, in writing over the signature of a community official that (i) the
issuance of a variance to construct a structure below the base flood level will
result in increased premium rates for flood insurance up to amounts as high
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SPECIAL TOWN MEETING – AUGUST 4, 2025
as $25 for $100 of insurance coverage and (ii) such construction below the
base flood level increases risks to life and property.
Such notification shall be maintained with the record of all variance actions
for the referenced development in the floodplain overlay district.
9.1.14 Variances to Local Zoning By-Law Related to Community
Compliance with National Flood Insurance Program (NFIP). The Town
will request from the State Building Code Appeals Board a written and/or
audible copy of the portion of the hearing related to the variance, and will
maintain this record in the community’s files.
The Town shall also issue a letter to the property owner regarding potential
impacts to the annual premiums for the flood insurance policy covering that
property, in writing over the signature of a community official that (i) the
issuance of a variance to construct a structure below the base flood level will
result in increased premium rates for flood insurance up to amounts as high
as $25 for $100 of insurance coverage and (ii) such construction below the
base flood level increases risks to life and property.
Such notification shall be maintained with the record of all variance actions
for the referenced development in the floodplain overlay district.
A variance from these floodplain bylaws must meet the requirements
set out by State law, and may only be granted if:
1) Good and sufficient cause and exceptional non-financial
hardship exist;
2) the variance will not result in additional threats to public
safety, extraordinary public expense, or fraud or
victimization of the public; and
3) the variance is the minimum action necessary to afford
relief.
9.1.15 Abrogation and Greater Restriction. The floodplain management
regulations found in this Floodplain Overlay District section shall take
precedence over any less restrictive conflicting local laws, ordinances or
codes.
9.1.16 Disclaimer of Liability. The degree of flood protection required by
this bylaw is considered reasonable but does not imply total flood protection.
9.1.17 Severability. If any section, provision or portion of this bylaw is
deemed to be unconstitutional or invalid by a court, the remainder of the
ordinance by-law shall be effective.
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SPECIAL TOWN MEETING – AUGUST 4, 2025
Select Board for the Planning Board
PLANNING BOARD MOTION:
MOVED: That the Zoning By-law, Section 9.1, Flood Plain
Overlay District, be adopted as set forth in the Warrant.
PLANNING BOARD VOTE:
FINANCE COMMITTEE RECOMMENDATION: The Finance Committee
recommends that the motion presented by the Planning Board to
Town Meeting for Article 2 be adopted as printed in the warrant.
FINANCE COMMITTEE VOTE: 5-0
PLANNING BOARD DISCUSSION: The Planning Board’s Public Hearing for
Article 2 will be conducted on Wednesday, July 30, 2025 at 7 P.M. in the Salah
Meeting Room, Memorial Hall – 801 Washington Street. There are no
anticipated changes to this article. The Planning Board Discussion on Article 2
will be presented at Special Town Meeting on August 4, 2025. A list of
potential properties located in Flood Hazard Areas is available in the Town
Planner’s Office for review or on the Town Planner’s web page on the Town’s
website.
FINANCE COMMITTEE DISCUSSION: The Finance Committee unanimously
supports the Planning Board motion for Article 2 of the August 2025 Special
Town Meeting. This article would make certain amendments to the text of
Section 9.1 (Floodplain Overlay District) of the Zoning By-laws adopted as
Article 28 of the May 2025 Annual Town Meeting.
New Federal Emergency Management Agency (FEMA) regulations along with
a related new flood rate map and study from FEMA were released on July 8,
2025. In anticipation of that release, the Planning Department developed an
Article 28 for the 2025 Annual Town Meeting back in May 2025 that deleted
the entire text of Section 9.1 of the Zoning By-laws regarding the Flood Plain
Overlay District (FPOD) and replaced it with new updated Section 9.1 text that
was intended to meet the new regulatory FEMA requirements. Those proposed
changes to the Zoning By-laws were required to allow Canton property owners
to continue participation in the FEMA-supported National Flood Insurance
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SPECIAL TOWN MEETING – AUGUST 4, 2025
Program (NFIP). This article was approved at the 2025 Annual Town Meeting
to update the Town’s floodplain management zoning measures.
Following that 2025 Annual Town Meeting, it became apparent through
communication with federal and state officials that there are certain further
amendments that are required to conform with the new FEMA regulations. The
Town was notified that if these amendments were not made by July 8, 2025,
the Town would be non-compliant with FEMA regulations and suspended from
the NFIP. The consequence of this suspension is that affected residents that
live in designated floodplains will not be able to renew their flood insurance
policies and any new homebuyers in those areas will not be able to acquire
flood insurance policies through the NFIP until this matter is resolved. It should
be noted that those property owners with continuing insurance that is not
currently expiring are not immediately affected by this suspension unless and
until their flood insurance policy expires and needs renewal or they sell their
property to a new owner that would need to acquire such insurance.
As such proposed zoning articles require Planning Board action (a public
posting and hearing with related requirements for deliberation) and the
opening of a warrant for a Special Town Meeting by the Select Board, it was
not possible to meet the aforementioned July 8th FEMA deadline to avoid
program suspension through timely compliance, despite the diligence of Town
officials. The Town sought a waiver or extension from FEMA to allow more
time to make these amendments to the Zoning By-laws but that
waiver/extension request was not accepted.
Given the time sensitivity of adopting these amendments to Section 9.1 of the
Zoning By-laws to avoid unnecessary continued risks to property owners of
flood prone lots, it was agreed by all Town officials that a Special Town Meeting
was required as soon as possible. The purpose of the August 2025 Special
Town Meeting will be to correct these issues with Section 9.1 and restore
participation in the NFIP for any residents that could be at risk of losing this
critical insurance coverage during the ongoing window of Town non-
compliance. Once Town Meeting acts on this article, it can be processed
promptly by the Town to end the suspension and restore the NFIP for Canton.
The Planning Department, led by our new Town Planner Connor Murphy, has
worked with local officials, the Massachusetts Department of Conservation and
Recreation (DCR) and a FEMA representative to develop amendments to the
language of Section 9.1 Floodplain Overlay District that was adopted by Town
Meeting in May 2025 to satisfy the FEMA requirements. These amendments
include the correction of dates in Section 9.1.3 for the Norfolk County Flood
Insurance Rate Map and Norfolk County Flood Insurance Study. Another
amendment is the deleting of repetitive language from Section 9.1.13 that
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SPECIAL TOWN MEETING – AUGUST 4, 2025
erroneously appears in Section 9.1.14 and replacing it with the correct
language regarding variances from local Zoning By-laws intended for that
section. There are also some other amendments that include the deletion of
two definitions from Section 9.1.2 and some minor corrections elsewhere in
the Section (9.1.4, 9.1.6, 9.1.11, 9.1.12, and 9.1.17) that were needed. These
additional amendments have been reviewed by the appropriate DCR
representatives and other relevant officials to confirm that it will satisfy the
requirements to restore FEMA compliance for Canton.
The Finance Committee was concerned about this period of noncompliance
with FEMA regulations following the July 8th deadline and recognizes the
impact it might have on certain residents in flood prone areas. The committee
therefore supports this article to ensure that our homeowners and residents
are protected from flood risks to their properties while also ensuring the home
sales are not disrupted by the inability of homebuyers to obtain flood
insurance. This is a necessary amendment to the Zoning By-laws to protect
our residents through the restoration of Town participation in the NFIP.
APPROVED__________ DISAPPROVED__________
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SPECIAL TOWN MEETING – AUGUST 4, 2025
PRSRT STD
U.S. POSTAGE PAID
PERMIT NO. 20
CANTON, MA
FINANCE COMMITTEE
TOWN HALL
801 WASHINGTON STREET
CANTON, MA 02021
******ECRWSS******
Residential Customer
CANTON, MA 02021
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