Planning Board Meeting Minutes
October 23, 2007
1196 Main Street Town Hall
Members Present: C. Stanovich, R. Ricker, Al Bonofiglio, C. Prager, W. Ritter, D. Lindberg
Members Absent: O. Lies
Others Present: Pamela Harding, Senior Planner, Debra Sciascia, Recording Secretary
7:30 PM the Planning Board meeting was called to order.
7:30 p.m. PUBLIC HEARING – Definitive Subdivision Wingspan Estates, Wingspan Properties, LLC: W. Ritter recused himself from the Public Hearing. The Public Notice was read into record.
The Conservation Commission informed the applicant that an underground treatment system would not be accepted. The contributing drainage pipes were buried greater then 20’, and the systems are difficult and costly to maintain. The applicant will be redesigning the stormwater treatment to incorporate shallow ponds that are buffered from Main St. The Definitive Plan reduced the number of lots from 11 to 10 lot single family residences.
Presentation by Jeff Howland, Graves Engineering, to the Board. The applicant is requesting two waivers. 1.). To reduce the width of pavement from 28’ to 26’, and eliminate the sidewalk on one side of the roadway to reduce impervious area and decrease the size of required stormwater treatment systems. All Town departments are in agreement with this request. 2) From the maximum required slope of 5% within 300’ of an intersection. To redesign the grade of the roadway to 2.5% for only 150’, to reduce the cut and fills that are included on the plan to prevent clearing the entire site.
Larry Galkowski will reserve his comments until he reviews the plans. The applicant’s proposal includes water and sewer, but DPW does not guarantee capacity.
Public Comments:
Stephen Mita, 4 Quail Run: Praised the applicant for cleaning the area, but concerned with 100’ of berm he had installed along Main St. R. Ricker said the applicant is proposing sidewalks from the site up to Quail Run. C. Prager asked if the detention has to be on lot 10, and applicant said yes, because it is the low point of the site.
R. Ricker motioned to continue the Public Hearing to November 27th at 7:35 pm. D. Lindberg seconded. All in favor. Vote 5-0.
W. Ritter returned to meeting.
CONTINUED PUBLIC HEARING, Definitive Subdivision, Greenwood Estates, C.B. Blair Builders: The Board has the updated traffic report. There is no resolution for Union & Highland St. The Town is working on a redesign of Union/Wachusett St.
George Kiritsy, Attorney, introduced William Scully, MS Transportation, who redesigned and reassessed the 2000 traffic study, the study actually resulted in a decrease in traffic volume. It was suspected this decline was a result of the completion of the Main Street redesign construction project. Larry Galkowski did not get the report until last Thursday, and would like at least a month to fully review possible improvements to the Union/Highland intersection.
R. Ricker would like comments from the police chief. He also would like to revisit the intersection of Highland & Union St., and have the study include an analysis of a right turn only onto Union from the site. C. Prager thought that was a school bus stop.
Public Comments:
Alice Carr, 257 Highland St: Stated that there is a bus stop and crosswalk at the intersection Union/Highland.
Albert Ferron, 55 Appletree Ln: Concerned with drainage.
Alice Carr, 257 Highland St: Asked if the wetland survey had been done yet. Clea Blair stated yes, and that DCR is in the process of commenting but it would have to be re-flagged prior to the filing with the Conservation Commission.
R. Ricker motioned that subject to the developers written request, to continue the Public Hearing to December 11th at 7:30 pm, and extend the deadline for filing with the Town Clerk to December 18, 2007. W. Ritter seconded. All in favor.
PUBLIC HEARING SITE PLAN/SPECIAL PERMIT, Richmond Company, Walgreens: W. Ritter recused himself from the Public Hearing. The Public Notice was read into record. P. Harding explained to the applicants that the Planning Board is a 7 member board, and tonight one member is absent, and one member recused himself. They would need a 2/3rd vote, 5 out of 5 to vote tonight, if they wished to continue, the Mullin’s Rule would be in effect for the absent member.
Presentation:
Robert Longden, Attorney for the applicant, introduced the site plan review and gave a presentation. Mr. Longden reviewed the variances received from the Zoning Board of Appeals. The entry Laurel Wood Lane was converted into an emergency only access utilizing grassed pavers and signage. Siding will consist of hardy plank, a wooden stockade fence is proposed in the rear of the property abutting the single family home. The dumpsters will be inserted on the side of the building, and will not be exposed.
Jay Kelly, architect, Rosenbaum & Rose Group, commented on the architecture of the building.
Bob Nicho, traffic engineer, MBM Consultations, Marlboro, MA, presentation.
P. Hardings comments:
Have comments by Town department, boards, and committees.
Need architectural details.
Need signage details.
Need hours of operation.
Two fire hydrants need to be added to the plans.
Has abutters comments re: Historical District.
Board Comments:
R. Ricker stated that he would defer comments.
A. Bonofiglio commented on trucks that would deliver, and was told that they were box trucks.
C. Prager asked how far away the drive through was from the rear abutter and was told about 180’.
D. Lindberg: No comment.
R. Ricker: Commented on the lack of sidewalks on Holt Rd., appreciated the addition of green-space instead of parking spaces, and would the applicant consider a sidewalk that would be a good addition to the site.
C. Stanovich inquired as to the height of the tower. It would be 30’ in height, and 21’ 10” wide.
Public Comments:
Karl Makela, 60 Newell Rd: Asked what the square footage of the West Boylston store is.
Steve Dubrule, 25 Laurelwod Rd: Addressed the room regarding the history of the project, and that the area is included on the National Historic District. He read a letter (P. Harding received a copy by fax today at 5 pm) from the National Trust.
Lance Lazar, 59 Bancroft Rd: Proceeded to read seven (7) pages of notes. C. Stanovich asked that his comments be submitted to the Town Planner before the next meeting in a timely manner, for review by the Board.
Chuck Foley, 37 Holt Rd: Traffic and signage concerns.
Kristine Foley, 37 Holt Rd: Recommended a triggered traffic light. R. Ricker informed her that the Planning Board has no control over this issue. P. Harding said that the applicant and the Town jointly approached Mass Highway to relocate and existing light at the crosswalk and Mass Highway denied the request.
Louise Hugo, 49 Highland St: Commented on the National Historic Commission.
Chuck Foley, 37 Holt Rd: Said that they should have a meeting with Walgreens.
Applicants Responses:
Robert Longden, Attorney: Commented on the National Historic District, stating the Planning Board does not have jurisdiction over historic preservation.
Bob Michaud, traffic engineer, MBM Consultations: Commented on the signal on Holt Rd., stating there is not enough traffic, and Mass Highway will not move the light. He also explained what was approved by MHD.
Public Comments:
Susan Ceccacci, 360 Causeway St: Said she is a member of the Historic Society, and explained what the description of a historic district is and how a building of this magnitude would change the character of the district even though the buildings they were replacing were not on the Registry they were recognized to be in a historical area and have a significant contribution to that area.
Steve Dubrule, 25 Laurelwood Rd: Commented on signage and lighting.
Louis Hugo stated that she was concerned with the historical character of the area.
Fran Bursey, 23 Holt Rd: Commented on traffic impact, submitting notes to P. Harding, requesting that the Board really review the site plan and that another pharmacy was not needed.
Matt Burnham, 28 Holt Rd: Issues with trees, sidewalks, school bus stop, and adding a bench. C. Stanovich said that traffic and circulation committee comments are needed, and there will not be a decision by the Board tonight for the Site Plan and Special Permit.
Susan Marsh, 11 Bascom Pkwy: Issues with the tower.
Chuck Foley, 37 Holt Rd: Asked if O. Lies would be at the next meeting.
Board Comments:
R. Ricker: Traffic Circulation Committee comments are needed. Historic issue’s are not ruled by this Board. Sidewalks are needed, he suggested meandering the sidewalk through the trees to appease the Board and abutters.
A. Bonofiglio: Great presentation by Walgreens and thanked residents for their comments.
C. Prager: Requested the Engineering Departments response to Haye’s Engineering comments on the engineers report, sidewalks, signage, lighting, traffic, and that this would be the largest building in the center of Holden.
D. Lindberg: Liked the redesign of the exterior and felt it was more fitting to town.
C. Stanovich: Need the hours of operation, and wants to see smaller signs. Issues with lighting, sidewalks, and 3 lanes on Holt Rd.
R. Ricker: Inquired as to a time frame for a decision. The Traffic & Circulation Committee meet on November 8th, C. Stanovich is not available November 13th, and there are two Public Hearings on November 13th. It was decided to continue the Public Hearing to November 27th agenda.
R. Ricker motioned to extend the Public Hearing to November 27, 2007, at 8 PM, with a written request by the developer, and filing of the decision with the Town Clerk by December 4. D. Lindberg seconded. All in favor. Vote 5-0.
Approval Not Required Kendall Road, Weyman Lundquist Audubon Society: The Audubon Society is adding additional property to the Conservation Restriction. C. Prager motioned to approve. R. Ricker seconded. All in favor.
OTHER BUSINESS:
The Board would like Dennis Lipka, Building Commissioner, to attend a future meeting. C. Stanovich will be meeting with D. Lipka to discuss Board issues.
NEXT MEETING: November 13, 2007, at 7:30 PM. at the Memorial Town Hall.
R. Ricker motioned to adjourn. A. Bonofiglio seconded. All in favor.
Adjourned 11:15 PM.
October 23, 2007 minutes approved: November 13, 2007
Debra Sciascia, Recording Secretary
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