A key topic of discussion was the application for a special permit to modify an existing wireless communications facility located on Ashlin Avenue. Representing Celco Partnership, doing business as Verizon Wireless, attorney Brett Smith detailed the proposed changes to the facility, which include replacing three existing antennas with six new ones and increasing the diameter of the concealment shroud by six inches. Smith assured the board that the height of the pole would remain unchanged and emphasized that the visual impact on the surrounding area would be minimal. Despite this reassurance, board members sought clarification on technical details such as the existing and proposed diameters of the pole and its implications for local cell service coverage. Smith confirmed that the modifications were intended to enhance service quality in the area.

The conversation also delved into the financial aspects of the wireless facility modifications. Board members questioned whether Verizon, as a colocator, would be responsible for removing the tower if necessary, given its complex ownership structure. Smith confirmed Verizon’s responsibility in this regard and noted a historical bond of $10,000 for tower removal established in 2002. The board contemplated whether this bond remains adequate 25 years later.

Following the wireless facility discussion, the Planning Board turned its attention to Manchester-By-The-Sea’s affordable housing challenges. The board explored the distinctions between “big A” Affordable housing units, which are included in the Subsidized Housing Inventory (SHI), and “small a” affordable housing, which refers to housing that is economically accessible but not necessarily counted towards the SHI. The conversation highlighted the town’s difficulty in meeting state-imposed affordability thresholds due to rising property prices and limited development opportunities.

The board reviewed the housing production plan, which requires the production of a minimum of 11 units annually to achieve “safe harbor” status, allowing the town to deny inappropriate comprehensive permit applications without developer appeal. Members acknowledged that despite various zoning modifications, the town has struggled to add significant numbers of affordable units to the SHI. The high cost of land and development in Manchester-By-The-Sea poses a considerable barrier to achieving these goals.

Further complicating the issue is the town’s demographic shift, with a 23% decrease in residents under 18 and a 141% increase in those aged 65 and older since 1980. This shift has implications for housing affordability and availability, particularly for seniors on fixed incomes. The board discussed the need to explore alternative strategies, such as leveraging town-owned properties for affordable housing development and pursuing regional collaborations with neighboring towns.

The meeting also addressed the challenges faced by smaller developers compared to larger projects under the 40B statute, which allows all units in rental projects to count toward the SHI. Board members expressed the need to attract mission-driven developers capable of delivering all affordable units, noting that larger projects are more likely to align with these organizations’ missions and financial viability.

Additionally, the board discussed regulatory changes, including reviewing driveway regulations to ensure safety and efficient water drainage. A draft of proposed regulations was circulated, focusing on design standards, visibility, and compliance with planning standards. There was agreement on the need for a public hearing to discuss these regulations further.

The Planning Board also highlighted the town clerk’s initiative to enhance the organization and formatting of the town’s bylaws and zoning regulations. The initiative aims to address inconsistencies and improve the user-friendliness of these documents, making them more accessible and searchable online.