A QUICK AND DIRTY OVERVIEW OF THE 8 DECEMBER 2025 STERLING ZONING FORUM

Town Planner Stephen Wallace had to write down a lot of points made by attendees at last night's Sterling Zoning Forum. I'm thankful that quite a few mature, sharp, long-term Sterling residents showed up to make their valid points and concerns known. 

1.  People absolutely DO NOT WANT THE PLANNING BOARD TO CONTROL MULTI-FAMILY AND SENIOR HOUSING DEVELOPMENT DECISIONS. THE PEOPLE WANT SUCH DEVELOPMENTS TO BE SUBJECT TO SPECIAL PERMIT RULINGS MADE BY THE ZONING BOARD OF APPEALS (ZBA).

 2.  SO, Wallace/Planning Board backed off and it was pretty much agreed that Multi-Family Developments will remain separate and distinct and subject to Special Permit rulings by the ZBA.

3. ALSO, the people want Senior Housing developments to be subject to their own dedicated, NEW Zoning By-Law provisions and to be built in their own dedicated developments. Given practical difficulties with 'Over-Age-55' developments experienced by Littleton and other towns, Wallace/Planning Board will draft new proposed Zoning By-Laws governing dedicated Senior Housing with required smaller housing units. Town Counsel said that the number of bedrooms cannot be limited legally BUT THAT IT IS LEGAL TO LIMIT THE SIZE OF EACH SUCH HOUSING UNIT IN TERMS OF SQUARE FOOTAGE.

 4.  As indicated, Wallace/Planning Board also backed off on Senior Housing so it looks like such developments will be separate and distinct and SUBJECT TO ZBA SPECIAL PERMIT RULINGS.

 5.  Wallace essentially acknowledged that he blew the drafting of the 'Compact Development Overlay District' for 181 acres near the Sterling Airport. He/Planning Board will draft new proposed Zoning By-Laws for that area limiting the sizes (square footage) of the so-called 'affordable' homes/housing units that can be built there.

 6.  The arrogance of the Select Board, Planning Board, and Wallace were on display. They insist on sticking with their new proposed "Inclusionary Zoning" By-Law even though it is probably unconstitutional under the 2024 U.S. Supreme Court decision in Sheetz vs. County of Eldorado. A developer, just last week, filed a lawsuit challenging the Cambridge, MA, "Inclusionary Zoning" ordinance citing the Sheetz decision. SEE https://pioneerlegal.org/pioneer-new-england-legal-foundation-files-lawsuit-challenging-cambridge-inclusionary-zoning-ordinance/  So these clowns are putting Sterling at risk of a lawsuit.

J. G.