Opening remarks
- School Committee liaison to the Select Board Glenn Cote called attention to the most recent AB Forward plan.
- A resident stated that Stow uses automated license plate readers (see pages 30-34 of this Stow policy document); asked whether use of that technology in Acton had been officially discussed; noted American Civil Liberties Union (ACLU) interest; and sought involvement from residents interested in the issue.
- Select Board Chair Dean Charter called attention to a replica of sculptor Daniel Chester French’s concept statues for the Minute Man statue in Concord, donated by a member of the Acton 250 Committee.
- Board member Fran Arsenault, liaison to the Agricultural Commission, recommended the second annual Farmers’ Meeting, January 29 in the Town Hall Faulkner room.
- Fire Chief Anita Arnum noted that Firefighters local 1904 will once again be hosting the Santa Ride on Saturday, December 13th, beginning at 9:00 a.m.
Zoning and housing
MBTA Inclusionary Zoning: The Planning Board and the Acton Community Housing Corporation (ACHC) joined the Select Board to discuss possible next steps in the MBTA overlay zone that was adopted at the May 2024 Town Meeting. Planning Director Kaila Sauer opened the discussion by noting that the developments in the MBTA overlay district are required to include 10% affordable units. To explore further options for affordable housing, the assembled officials and a Metropolitan Area Planning Council (MAPC) consultant evaluated multiple factors such as the affordability threshold, the number of units in a development, and how many of those units would be designated affordable.
An Economic Feasibility Analysis (EFA) is required for regulation beyond the existing affordability requirement of 10% of units at 80% of Area Median Income (AMI). A grant from the Executive Office of Housing and Livable Communities (EOHLC) funded an EFA for the Acton MBTA Overlay district. MAPC Regional Housing Planner Emma Yudelevitch presented the EFA, which strives to maximize the number of affordable units while keeping a development economically viable. Financial feasibility decreases as the fraction of units that are affordable (10, 12, or 15% were used as examples) increases, because the market-rate units, in effect, subsidize the affordable units. Similarly, feasibility decreases as the fraction of AMI that an affordable unit rents for decreases (e.g. 80, 65, and 60% of AMI).
The Boards’ and ACHC’s discussion focused on preferences for various details of the plan, and suggestions for further combinations of the affordability factors. The next step in the process would be for a proposal from the town to be referred back to MAPC for their analysis, then passed on to the EOHLC; and finally to Town Meeting for approval as a by-law.
Non-conforming lots: Mr. Nate (Nathaniel) Ryan of the Planning Department described possible changes to the zoning bylaws that would streamline the evaluation of permits for modifications to properties on non-conforming lots—properties that were legal when built but do not meet current zoning requirements for frontage or area. Mr. Ryan stated that because Acton is a town with many older houses that predate zoning regulations, approximately one-third of all residential lots in Acton are non-conforming. In 2012, Town Meeting approved a change to the zoning bylaws that allowed modifications below a 15% increase in floor area to be made without special permitting from the Zoning Board of Appeals (ZBA). However, Mr. Ryan reported that since 2012, the ZBA has approved 98% (53 out of 56) of the applications for additions exceeding the 15% threshold. He said that this approval rate suggests the current threshold is too low, and that homeowners are being required to undergo a long and often expensive special permit process for modifications the ZBA routinely approves.
The proposal would modify Section 8.1.4 of the Town of Acton Zoning Bylaws in several ways. First, it would increase the by-right cap from 15% to either 40% or 50%, or alternatively establish a square footage cap (such as 1,000 square feet) rather than a percentage, as percentage-based caps disproportionately affect smaller homes. Second, it would add an exemption for additions that stay within the existing building footprint, allowing homeowners to build upward within their district’s height allowance without affecting lot coverage. Third, it would add language addressing commercial properties by creating a special permit pathway for businesses to extend non-conforming structures on non-conforming lots, as no such provision currently exists in the bylaws. Board members expressed strong support for the proposal, particularly favoring the square footage approach over percentages and suggesting that any changes include provisions to prevent successive owners from repeatedly using the exemption to expand the same property.
Fire Department update: Acton Fire Chief Anita Arnum and representatives from the Collins Center for Public Management provided an update to the Board regarding fire station staffing. Chief Arnum outlined the recent history of fire station staffing changes that began following the opening of the North Acton fire station in April 2022. The new station was opened without additional personnel, requiring the Department to redistribute existing staff across four stations. This configuration raised concerns regarding safety, morale, and operational effectiveness.
In response to these challenges, the Department engaged the Collins Center in February 2025 to pilot a two-district model (north and south), which divided the town into geographic response zones. From February through May 2025, this trial configuration was tested and ultimately led to the re-staffing of the West Acton fire station in May 2025. The West Acton station is scheduled to close temporarily for renovation, including installation of a tight tank system, with personnel and apparatus relocating to the Center Acton station.
The Department will now transition to a three-district staffing model (north, central, and south), which Chief Arnum described as designed to optimize coverage, improve response times, and enhance operational effectiveness across all areas of town. Under this model, the Center station will serve as the primary hub with the shift commander and a primary advanced life support (ALS) ambulance. North Acton will be staffed with three personnel operating a new “paramedic engine” concept capable of rapid medical response. South Acton will initially operate with two personnel, with staffing planned to increase as vacancies are filled and additional firefighters complete paramedic-level training.
Representatives from the Collins Center described their aspects of their analysis, which included dispatch data and surveys. Board members appreciated the flexibility demonstrated by the firefighters’ and dispatchers’ unions throughout the pilot process. The Collins Center’s final report is anticipated to be completed in early 2026.
Capital Projects Prioritization: Town Manager John Mangiaratti presented a capital budget proposal targeting 3% spending growth over FY2025 spending, asking the Board to provide feedback on prioritizing capital projects to achieve this target. He outlined how $900,000 in capital spending could be allocated, with emphasis on the Board’s two stated priorities: the Town Hall HVAC project and the DPW Facility (requiring $140,000 in debt service). For the remaining $760,000 in free cash projects, he proposed funding items at reduced levels—for example, reducing information technology (IT) spending from $200,000 to $150,000, and appropriating $100,000 for stormwater from free cash rather than borrowing $700,000. Mr. Mangiaratti noted that DPW Director Corey York had obtained $1 million in Complete Streets funding for Central Street work, and suggested this was an appropriate year to reduce capital investment given recent progress and grant awards.
Board members discussed several adjustments to the proposal. Multiple members supported eliminating the $40,000 fireworks appropriation for 2027, citing budget constraints, environmental concerns, and substantial staffing requirements. There was interest in including a modest placeholder ($10,000-$15,000) for Morrison Farm planning rather than the initially proposed $50,000, with discussion about forming a committee to develop a vision for the property first. Board members also raised questions about police cruiser replacement schedules and hybrid vehicle maintenance costs.
Briefly noted: Select Board member David Martin conveyed a request from the 53 River Street Committee to disband, given the imminent completion of the project. Board member Jim Snyder-Grant appreciated the committee’s seven years of work before unanimous approval of the request.
Acton Fire Chief Anita Arnum stated that MA House Bill 4168, allowing the town of Acton to increase the 15-mile residency limit for police and fire department members, was awaiting the Governor’s signature.
In an anticlimactic contrast to recent meetings, two Use Special Permits and one Site Plan Special Permit were granted for the Marcus Lewis Racquet Club, after brief discussions of matters such as landscaping, fencing, and lighting.
Hearings: A hearing for Suburban Glass & Mirror for a Site Plan Special Permit was continued to February 2, 2026. The Board approved a Change in Manager for a malt and wine license as a Common Victualler for Roche Bros.
