Chairman: William Manter
Members Present: Richard Baker, Laurie Levy, Ralph Viscomi
Members Absent: Kim Ames
Recorder: Melanie Rich
The meeting was called to order at 7:30 p.m.
Ms. Levy made a motion to approve the May 9, 2011 Meeting Minutes and the May 16, 2011 Special Meeting Minutes; Mr. Manter seconded the motion. All in favor, none opposed, with Mr. Viscomi abstaining; motion approved.
Election of Officers, CMRPC Delegates – Mr. Manter confirmed his willingness to serve as Chairman for a one-year term. Mr. Viscomi made a motion to nominate and elect Mr. Manter for chairman; Ms. Levy seconded All voted in favor, none opposed; motion approved. Mr. Manter motioned to nominate and elect Mr. Baker as Vice Chairman; Ms. Levy seconded; all agreed; motion approved. Mr. Baker motioned to nominate Ms. Levy for Clerk; Ms. Levy seconded; all agreed; motion approved. Mr. Manter made a motion that Mr. Baker remain as the Planning Board delegate for the CMRPC and recommended that Howard Drobner be recommended to the Selectmen as the Town's alternate delegate; Ms. Levy seconded; all in favor; motion approved. Mr. Baker will send a letter the Selectmen with the
recommendation.
Fee Schedule for Special Permit/Site Plan Applications – A fee structure for site plan review needs to be implemented. The fee schedule from the town of West Boylston was reviewed and discussed. Mr. Baker made a motion to adopt the site plan review fee schedule of West Boylston as the site plan review fee schedule for Boylston effective immediately; Ms. Levy seconded; all in favor; motion approved. The Town Clerk and Building Inspector will be informed of the change.
Summer Star Wildlife Sanctuary (Linden Street) – Mr. Timothy Hess was in attendance. Since the last meeting, Mr. Baker and Mr. Manter have been in contact with Mr. Filsinger (ZBA) and passed the information regarding the permitting process to Mr. Hess. Off-street parking will be needed, which will require site plan review by the Planning Board. Mr. Hess reiterated that the intent is to create a wildlife sanctuary with two buildings (nature/visitor center consisting of 2,000 sq. ft. and a caretaker residence, also consisting of 2,000 sq. ft.). A primary use as nature center and accessory use of the residence would not require a special permit, but a variance for lot width will be needed. Use as a nature center requires a 300-ft. lot width. Because of parcel shape and
geometry, the available lot width is 293’. Mr. Hess, seeking an alternative to a variance request, suggested the possibility of a special permit granting two primary uses on the single lot. Mr. Baker stated his opinion that the Board has no authority to grant such a permit. Mr. Hess said they are seeking approval that would withstand any challenges in the foreseeable future. Mr. Baker told him that a special permit might allow use but would not change the lot width requirement. Relief for dimensional issues must be pursued through the ZBA. Mr. Baker suggested using the subdivision process, citing as an example the environmentally sensitive Boulder Way subdivision developed by Selectmen Ken Sydow. Though many waivers were needed, they were granted by the Board in order to preserve the rural character of the site. The Board's decision was sustained by the Court after abutters appealed. Mr. Manter suggested Mr. Hess speak with the landowner of 696 Linden Street to discuss the
possibility of swapping land. Mr. Hess asked about approving a shared driveway. Mr. Baker stated that shared driveways are approved by the Planning Board and that lot access does not have to be through the street frontage. Mr. Hess will take the information back to his counsel and client for their review, but he is presently feels his best option is to obtain a variance from the ZBA and apply to the Planning Board for a subdivision.
Subdivision Rules – Pavement Widths and Street Definitions – The need for street definitions and pavement width requirements was discussed. Currently the minimum width of pavement for both collector streets and local streets is 28’. Low impact development practices would recommend significant reduction in pavement widths to minimize stormwater runoff and reduce the size of detention ponds. Mr. Viscomi said severe winter conditions must to be taken into consideration. Mr. Manter agreed that 24’ would be needed to accommodate snow conditions and 28’ would be required for collector streets and in industrial/office park subdivisions, which must accommodate parking areas and semi-trailers. Mr. Manter spoke with Don Parker who said that 24’ would be
acceptable. The fire department has not yet been contacted for their input. One-side street parking was discussed. Ms. Levy said she would object to additional signage because it would take away the rural character of the town. The consensus of the Board was that 24' would be adequate for residential streets, with 28' required for collector streets and industrial subdivisions. Mr. Baker suggested adding a statement that wider paving may be required if in the opinion of the Planning Board special conditions warranted it. Mr. Baker will finalize the changes and circulate to the members and town officials for feedback before scheduling a public hearing later in the summer or fall.
Longley Hill (Farooq Ansari) – Mr. Ansari attended and submitted Homeowner Association (HOA) documents for review by the board. Mr. Ansari has sold one house, with the closing expected on July 22nd. He was advised to have the HOA documents recorded prior to that date. He also provided to the board certification documents for the retaining wall and sent copies to Mike Andrade (Graves Engineering). Mr. Ansari had concerns with sight distance and was told by Mr. Andrade that there were no sight distance issues with the project. As part of an entrance improvement, he would like to beautify the front by clearing the garbage and installing a 3-4’ stone wall with subdivision name. Currently he is installing sidewalks on the left side. He would like the
board to waive the requirement for sidewalks on the right side. He feels it would not hurt the project, and it would avoid dealing with the steep slopes on the right. Mr. Ansari was asked how the road would connect to lower Stiles. He was not sure at this time. Mr. Baker said that granting his request would require amendment of the subdivision plan and require a public hearing. Because of the July 4th holiday falling on the usual Planning Board meeting night, Mr. Viscomi made a motion that the Planning Board to meet on Tuesday, July 5th, and he agreed with Mr. Manter's addition to the motion that a public hearing for the subdivision amendment be held at 8:00 p.m. on that night. Ms. Levy seconded the amended motion; all in favor; motion approved. Mr. Baker moved that the HOA documents submitted by Mr. Ansari be sent to Town Counsel for review of form only and that they be approved by the Board provided Mr. Ansari accept the
changes recommended by Counsel. Ms. Levy seconded; all in favor; motion approved.
The meeting was adjourned at 9:30 p.m.
Meeting Materials:
1. West Boylston Fee Schedule
2. Draft HOA documents
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