Norwood Town Meeting Votes Down New Zoning For 259 Lenox St.

NORWOOD, MA - Norwood's Annual Town Meeting concluded Thursday night with a majority vote to send a proposed mix used transportation overlay district back to the Planning Board to further study after members said the process to approve it was "rushed."

Zoning concerns dominated the debate for more than three hours. This article, as well as Article 11 approving the creation of a mixed-use overlay district at 83 Morse St., were brought forth by petitioners rather than by the Planning Board, although the board recommended both proposals at its April 25 meeting. See related article on 83 Morse St.

Issues were raised on both proposals about alleged spot zoning, the need for more apartments in Norwood, and the ramifications of a new state policy requiring communities to build more housing units near transportation hubs or forego state grant funding opportunities.

Before the articles were considered, Town Moderator Gerri Slater continued a tradition she implemented at Monday night's initial session by honoring former Board of Selectman Chair Tom Maloney by having him lead the assembly in the Pledge of Allegiance, calling him "a true patriot." Maloney served for six years on the Board of Selectmen and six years on the Finance Commission and is the current chair of the Norwood 150 Committee that has organized a year-long series of events to celebrate the town's sesquicentennial.

Slater reminded the audience that the debate should be centered around the zoning articles themselves and not the proposed housing developments that would accommodate their existence. Because of new state law, a simple majority vote was required for passage rather than the traditional two-thirds vote.

Article 9 - 259 Lenox St. mixed use transit overlay district sent back to the Planning Board for study

Attorney Phil Macchi opened the proposal presentation on behalf of his client, landowner VPG Development. He stressed that his client owns the property and has done "a considerable amount of outreach" over the past 18 months in support of the project.

There were changes to the proposal based upon input at the April 25 Planning Board meeting. The amount of proposed affordable housing units was increased from 20% to 25%. The front and side setbacks were increased to 20 feet to allow easier access for the fire department as well as green space. In addition to site plan approval by the Planning Board, a special permit will need to be obtained.

"We want to be crystal clear," Macchi said. "We're here to work with the town to develop a project that works for everyone."

The development would be adjacent to the Norwood Central commuter rail stop and across from Norwood Hospital. The development team expressed hope that the housing would attract hospital employees as well as young professionals. It would reduce the current truck traffic in what is currently an industrial zone. The site would need environmental remediation.

The mixed-use component was proposed as a coffee shop or something similar. In addition, there would be a room available for community use. The building would be five stories at the train tracks and then step down to three stories.

Several members spoke on both sides of the issue. Some questioned the need for more housing developments as well as the need to comply with the MBTA Communities Act because its language is still under review and is expected to be finalized in the summer. Others supported transit- oriented development and how it could contribute to sustainability and accessibility to housing for many who have been priced out of Norwood's housing market.

Rachel Churchill said that, while she thought the building would improve the property, she pointed out that a precedent could be set by allowing property owners to present zoning amendments rather than the Planning Board. She also noted some typographical errors in the article.

"Process is important from a policy perspective," she said.

The staunchest opponent to the article was Patrick Mulvehill. After 56 years of living in Norwood as a third-generation resident, he said he has moved to Falmouth but continues to rent an apartment in town.

"There's no compelling reason that you have to say yes to this," he said, noting the years the town spent struggling trying to combat the state's Chapter 40B affordable housing zoning regulation.

"'Come on down,' Ernie Boch said, or Bob Barker," he continued, noting that he saw approval as ushering more developers with this type of proposal.

Peter McFarland, a member of the Commission on Disability and the Sustainability Commission, countered that a building near a train station would help people who are "too young, too old, too poor or disabled" and cannot afford or drive a car. It would also be within walking distance to stores, restaurants and a hospital.

Finance Commission member Myev Bodenhofer pointed out that, if the zoning change is passed, there is "no guarantee" that this proposed development would come to fruition because of rising interest rates and construction costs. The new zoning could potentially allow for a strip mall, as long as housing is located above the stores.

"Zoning is about protecting the neighborhood and also creating g0ood opportunities for economic development that benefits the overall community," she said, noting that she wanted to "slow down the zoning" to look at more than one lot in that area.

Board of Selectman Chair William Plasko, representing himself, agreed and offered an amendment that called for the article to be sent back to the Planning Board for further study. He pointed that some changes were made after the public hearing.

"I think this process has been flawed," he said. "It's been rushed. It was a citizen's petition that came in late in the process to getting prepared for Town Meeting. And I think we need a sound, solid review."

After more debate, the amendment passed by a simple majority. Because Article 10 would have created a map for the district if it had been approved, it was considered a moot point and was ruled out of order.