An overlay zone is essentially a special zoning district placed over an existing district, a portion of a district, or a combination of districts. The overlay zone typically includes a set of regulations that are applied to property within the overlay zone in addition to, or as an alternative to, the requirements of the underlying zoning district.

Overlay zoning districts can provide more flexible regulations to ensure developments align with community goals. An overlay zoning district can also ensure that Acton and Maynard’s zoning regulations are consistent, to create a coherent development pattern along the corridor. The Powder Mill Road overlay can address mitigation of impacts on nature features, like the Assabet River, and coordinate multimodal transportation facilities to support more walkable developments. The overlay zoning district can also remedy existing non-conforming uses and lots.

The district could address the following zoning and land use issues:

• Use regulations
• Housing
• Parking
• Dimensional standards
• Design guidelines
• Landscaping, buffers, and screening

From 2020-2021, the Towns worked with MAPC to create a redevelopment strategy for the corridor. The public was engaged through virtual community forums and an online open house. MAPC also interviewed Powder Mill Road business owners, property owners, and developers to understand the challenges and opportunities for the corridor. Themes from public feedback noted the need for better access to the Assabet River, which runs adjacent to Powder Mill Road. Residents wanted the area to feel more like a neighborhood, with streetscapes to enhance walkability, more affordable housing options, and small business retention and growth. In the end, the redevelopment strategy included four recommendations for the Towns to jointly pursue:

1. Create an overlay zoning district to ensure future development along the corridor aligns with the community’s vision for Powder Mill Road.
2. Improve access to the Assabet River and the environmental quality of the river.
3. Incorporate “Complete Streets” features to make the corridor safer for all residents.
4. Design future transportation projects along the corridor to advance community goals.

Read the Connect Powder Mill Road Redevelopment Strategy

Phase I - Past Meetings

The Economic Development Committees of Acton and Maynard and MAPC hosted two virtual forums in 2020 and 2021 to gather feedback on the future of Powder Mill Road.

December 2020 Public Forum

View the Forum Presentation

MAPC shared results from the Powder Mill Road market analysis and zoning study. Participants were asked to share why they visit the corridor and to weigh in on opportunities along the corridor related to river access improvements, streetscape improvements, and development catalyst sites.

April 2021 Public Forum

MAPC shared what public input had been gathered through the engagement process, recommendations for future uses along the corridor, and answered questions from community members.

Presenting the Final Report

In February 2022, the final report recommendations were presented to a special joint meeting of the Maynard Select Board and Planning Board. Acton staff and officials and members of the public were invited to attend.

MAPC reviewed report findings and recommendations based on public engagement and review of existing conditions, including the market analysis.