Planning Board Meeting Minutes
February 27, 2007
Memorial Town Hall
Members Present: C. Stanovich, R. Ricker, O. Lies, C. Prager, W. Ritter, D. Lindberg
Others Present: Pamela Harding, Senior Planner, Debra Sciascia, Recording Secretary
7:30 PM the Planning Board meeting was called to order.
SMART GROWTH CHAPTER 40R – Pine Tree LLC: The preliminary plan and submission that was also given to the Master Plan Committee on how Chapter 40R will help achieve goals identified in the Master Plan, was distributed to the Board for review. If the Town voted to support such a proposal, a commitment for the provision of utilities must be provided, ensuring the applicant a sewer connection. P. Harding has concerns regarding a change of ownership after a zoning change is adopted.
Presentation by Bill Murray, Places Site Consultants, Holden, MA, for a 20 acre mixture of residential and commercial property, Salisbury St. and Bailey Road.
Board Comments:
C. Prager: Asked why the project would be compatible with the community. B. Murray responded that there was a lack of office space in town.
W. Ritter: Cannot see this as a retail area. B. Murray responded, more office, medical, and
boutiques.
O. Lies: After the town meeting, the applicant will need to pass State review.
R. Ricker: Concerns with a 40R, and if the plan would survive an overlay district.
C. Prager: Concerned with vacant office space, and if the market will support more multi-family units, and the plan is not really on the Main St. corridor.
P. Harding stated that in order for the applicant to submit a 40R to the State, they need the Selectmen’s vote. DHCD will then review the project. If it receives DHCD approval it would have to receive 2/3 vote at Town Meeting.
C. Prager recommended getting an information presentation from CMRPC, and invite all relevant Committees and Boards including Economic Development Committee, ZBA. All agreed this should be done. O. Lies stated that the EDC should play a major role in this process.
VILLAGE AT WESTMINSTER PLACE - Discussion and progress report: Mike Flagg, Light Dept. Superintendent, has reported that the trees have been taken down, and he has scheduled the moving of the poles on Newell Road for this week.
APPROVAL NOT REQUIRED – 220 Chapel St.: The applicant was granted a variance for approximately 23 feet of relief of frontage to create a buildable lot. The ANR submitted does not currently comply with the conditions of ZBA approval.
W. Ritter motioned to amend the motion to conditionally approve subject to the plan being submitted combining lots 2 & 3, eliminating the lot line on the plan. R. Ricker seconded. Vote 6-0, all in favor.
HOLDEN HILLS – Cupola: D. Lipka will check to see if what was approved by the Board and the building permit, is built according to plans.
WINTER BERRY HOLLOW: A 246 unit apartment complex, under Chapter 40B, has been submitted to the Town Clerk. A copy of the application was distributed to the Board for review. The public hearing has been scheduled for March 15 at 7:00 p.m. at Town Hall. R. Ricker informed the Board that the Affordable Housing Committee has reviewed the plans and needs the Planning Boards input as soon as possible.
PLANNING BOARD GOALS FOR 2007:
March 13: Howatt Property, emergency easement discussion. LAM Builders was discussing a possible emergency easement over an abutting property. This negotiation currently does not appear feasible. They are still in negotiations with Mr. Howatt. W. Ritter suggested adopting the Mullins Rule.
March 27: Possibly GIS. The Town conducted flyovers last year and CDM is currently in the process of converting the assessing information. The Town received a grant from the Mass Association of Conservation Commissions for GIS software and training programs for employees.
April 10: Discuss DPW Engineering’s review of Subdivision Regulation for possible changes.
April 24:
May 8: Stumps on ANR lots and investigate most effective by-law/regulation for change.
May 22: Traffic concerns regarding lights/intersections Sunnyside Ford and Hess Gas/Industrial Park. A letter will be sent to TCC for discussion at their March 15 meeting.
June 12: Tour of select subdivisions by Board (possible 6:30 p.m. start).
June 26: Continue tour of select subdivisions (possible 6:30 p.m. start).
August 14: Revisit Jefferson Mill project. A letter has been sent to the applicant. The Conditions of Approval do not expire until 9/08.
OTHER BUSINESS:
C. Prager reminded the Board that they never meet with Dennis Lipka regarding ‘drop offs’ on plans, like Blair’s project. Since the Alden Woods approval, an amendment was made to the SCR’s which requires preliminary build out and grading plans for lots.
UPDATE ON MASTER PLAN: The Master Plan Committee is currently identifying element recommendations resulting from community meetings and input from the internet. A town board, commission, and staff meeting will be conducted the beginning of April.
MEETING MINUTES:
February 13, 2007: R. Ricker motioned to approve. W. Ritter seconded. All in favor.
NEXT MEETINGS: March 13, 2007, at 7:30 PM. at the Memorial Town Hall.
W. Ritter motioned to close Planning Board meeting. R. Ricker seconded. All in favor.
Adjourned at 8:40 PM.
February 27, 2007 meeting minutes approved: March 13, 2007
Debra A. Sciascia
Recording Secretary
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