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Minutes for the Meeting of November 19, 2008 Page 3 wetlands he would like to see one more story allowed to prevent huge massing of buildings. Doing an analysis and having all the residents in the area participate in a betterment would be a great concept. Let people know what to expect; speeding up the process would be important to attract the top tier development. Mr. McWeeney said using garages and the proposed increase in height would help stormwater management by the reducing the impervious surface. Mr. Smith said five stories would be the breakpoint, as six stories would require different construction. Mr. Bhatia asked if the $40,000 just added to the Planning Department budget at the special Town Meeting would be used for a traffic study. Mr. Hornig said the $40,000 now available was for the presentation materials and additional analysis for the 2009 Town Meeting, not for a traffic plan. Mr. Sigmar Tullmann said that indicators were needed that would help to make sense of all the data. They should quantify and rank height, square footage, traffic and parking to determine a starting point. Mr. Hornig said the goal was to have clear guidelines, but he wanted to leave room for exceptional projects. Mr. DeAngelis asked about sensible economic development checklists and standards and how the Board would establish those standards. He said to give thought on how to proceed, perhaps establish a working committee to develop an outline for zoning by-law changes. Mr. Hornig said that was what was being worked on for the past year. Mr. Zurlo asked if that suggestion was to advocate for wholesale teardown. Mr. DeAngelis said teardown was different in commercial development and he was not advocating that, but rather showing that it was a reality. Mr. Smith suggested they should come up with incentives for developers to tear down buildings, rather then doing small additions for those on the cusp. Mr. Hornig said that the Board would be in favor of every owner redeveloping at an increased FAR, but the residents would need to be reassured. The impacts would need to be addressed by a reasonable mitigation plan, along with addressing the political and technical issues. The Board would welcome advice on the topic. Mr. Kelley said that Hanscom Air Force base attracts daily traffic and with additional development being considered and the only access on Hartwell Avenue, he was sure Hanscom Air Force base would welcome a partner in upgrading the area. Mr. Canale asked how much development could the town get without creating overwhelming impacts; the Cecil report scenarios included 0.3 to 0.9 FAR and stated that 0.9 would not be feasible. There was talk of cap and trade; how much disincentive would a special permit be? Mr. Smith said looking at the make-up